Applicant Property Owner Juan Suarez, Arch Dixon & Jalaladin Mansourzadeh Public Hearing August 10, 2016 City Council Election District Rose Hall Agenda Item 1 Request Conditional Use Permit (Craft Brewery) Staff Planner Jimmy McNamara Location 2505 Horse Pasture Road GPIN 1495857045 Site Size 1.85 acres AICUZ 70-75 db DNL Existing Land Use and Zoning District Industrial warehouse / I-1 Light Industrial Surrounding Land Uses and Zoning Districts North Horse Pasture Road Undeveloped, industrial warehouse / I-1 Light Industrial South Dam Neck Road Wooded land / R-20 Residential East Horse Pasture Road Industrial warehouse / I-1 Light Industrial West Undeveloped / I-1 Light Industrial Page 1
Background and Summary of Proposal The applicant has operated the Young Veteran s Brewing Company on the subject site since 2013. The operation currently occupies one suite (104), with approximately 2,000 square feet within an existing industrial warehouse building. The Zoning Administrator has determined that the retail area permitted as an accessory use on the site is limited to 10% of the gross floor area of the business. The applicant desires to expand the business to include two additional suites (102, 103) for a total of approximately 6,000 square feet. Suite 107 will also be occupied by Young Veterans Brewing Company for office space, and is not included in this Conditional Use Permit request. The Brewery began operating on the site as a Beverage Manufacturing establishment. On October 7, 2014, the Zoning Ordinance was amended to add Craft Breweries as a Conditional Use within the I-1 Light Industrial District. As a result, a Conditional Use Permit is now required for the expansion. The expansion will include a 750 square-foot tasting room, a 400 square-foot cooler, office space, manufacturing space, storage space, an outdoor seating area and a 352 square-foot copper art shop. No changes are proposed to the exterior of the existing building. Proposed hours of operation are 3:00 p.m. to 8:00 p.m., Sunday through Thursday; 3:00 p.m. to 11:00 p.m. on Friday; and 12:00 p.m. to 11:00 p.m. on Saturday. Beverages will be available for on-site consumption within the tasting room, which will only serve beers produced by Young Veterans Brewing Company. As defined in the Zoning Ordinance, Craft Breweries may not produce beer or other fermented beverages in excess of 15,000 barrels per year. The existing number of parking spaces on the site meet the requirements of Section 203 of the Zoning Ordinance. 1 Zoning History # Request 1 CRZ (AG-1 & AG-2 to Conditional I-1) Approved 05/14/2002 CUP Conditional Use Permit REZ Rezoning CRZ Conditional Rezoning Application Types MOD Modification of Conditions or Proffers NON Nonconforming Use STC Street Closure FVR Floodplain Variance ALT Alternative Compliance SVR Subdivision Variance Page 2
Comprehensive Plan Recommendations The Comprehensive Plan designates the area where this property is located as the South Oceana Special Economic Growth Area (SEGA) 3. The Plan identifies this SEGA as a special area with significant economic value and growth potential, (page 3-32, Policy Document). All development within this area must align with the City s AICUZ provisions and Oceana Land Use Conformity program. Measures to mitigate negative impacts on adjoining stable residential areas must be part of any development proposal in this area. Mitigation measures should include adequate screening, and light and noise attenuation in building and site design. Natural and Cultural Resources Impacts The site is located in the Chesapeake Bay watershed. As the site is fully developed with an office warehouse and associated parking, there do not appear to be any significant natural or cultural features associated with the site. Traffic Impacts Street Name Present Volume Present Capacity Generated Traffic 9,900 Horse Pasture Road 253 ADT 1 ADT 1 (LOS 4 D ) 11,100 ADT 1 (LOS 4 Existing Land Use E ) 2 235 ADT Proposed Land Use 3 No Change 34,900 Dam Neck Road 38,359 ADT 1 ADT 1 (LOS 4 D ) Anticipated 37,100 ADT 1 (LOS 4 E ) 1 Average Daily Trips 2 as defined by Drinking Establishment Public Utility Impacts 3 as defined by Drinking Establishment 4 LOS = Level of Service Water The site is currently connected to City water. The existing 1.5-inch meter (City ID #95067436) may be used or upgraded to accommodate the proposed development. Sewer The site is currently connected to City sanitary sewer service. Evaluation and Recommendation The applicant s request to expand the existing brewery is consistent with the Comprehensive Plan s land use goals for South Oceana SEGA 3, and is compatible with the provisions of the Land Use Compatibility Table in Article 18, AICUZ, of the Zoning Ordinance for a site located within the 70-75 db DNL noise zone. The Virginia Uniform Statewide Building Code requires noise attenuation measures be incorporated into all structures within the high noise zones. In Staff s opinion, that this use is appropriate for the location, and does not anticipate any negative impacts to adjacent property owners. Based on the considerations above, Staff recommends approval of the request subject to the conditions below. Page 3
Recommended Conditions 1. With the exception of any modifications required by any of these conditions, the site shall be developed and maintained in conformance with the submitted site layout. Said plan has been exhibited to the Virginia Beach City Council and is on file with the Planning Department. 2. The occupancy load for the Craft Brewery shall be established by the City of Virginia Beach Building Official s Office. 3. A Certificate of Occupancy shall be obtained prior to operation of the Craft Brewery. 4. Any conditions associated with the license issued by the Virginia Alcoholic Beverage Control Board shall be incorporated as conditions with this Conditional Use Permit. 5. There shall be no sale or consumption of alcoholic beverages on the premises between midnight and 10:00 a.m. 6. Live music may be performed only inside the establishment and all doors and windows shall remain closed during such performances, except during the actual ingress and egress of patrons and employees. 7. No food trucks shall be permitted to operate on the premises unless a separate Conditional Use Permit for Open-Air Market is obtained. 8. The outdoor seating area shall not be enclosed by either a solid or chain-link fence. 9. All signage onsite shall meet the requirements of the City Zoning Ordinance. There shall be no neon or electronic display signs or accents installed on any wall area of the exterior of the building, in or on the windows, or on the doors. A separate sign permit from the Planning Department shall be required for the installation of any signage. 10. Prior to the removal or conversion of any required interior parking lot landscaping for the purpose of creating an outdoor seating area, a representative of the Craft Brewery shall submit a plan to the Development Services Center demonstrating interior planting requirements are met and shall obtain written approval from Development Services Center Landscape Architect. 11. A complete plumbing fixture count, by type, and the proposed additional process water demand shall be submitted to the Department of Public Utilities to ensure that the existing water meter is capable of meeting an increased peak water demand. 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
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