Smartmouth Brewing Co., LLC Agenda Item 10 Page 1 Applicant Smartmouth Brewing Co., LLC Property Owner Runnymede Corp. Public Hearing April 12, 2017 City Council Election District Beach Requests Conditional Use Permit (Open Air Market) Staff Recommendation Approval Staff Planner Kristine Gay Location 313 32nd Street GPIN 2418928642 Site Size 30,000 square feet AICUZ 70-75 dB DNL Existing Land Use and Zoning District Crossfit Gym / OR – Oceanfront Resort District Surrounding Land Uses and Zoning Districts North 33 rd Street Antique store / A-12, A-24 Apartment South 32nd Street Mixed-Use: apartments, retail, restaurants / OR Oceanfront Resort East Strip shopping center / OR Oceanfront Resort West Convenience Store / OR Oceanfront Resort Agenda Item 10
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Smartmouth Brewing Co., LLC Agenda Item 10
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Applicant Smartmouth Brewing Co., LLC Property Owner Runnymede Corp. Public Hearing April 12, 2017
City Council Election District Beach
Requests Conditional Use Permit (Open Air Market) Staff Recommendation Approval Staff Planner Kristine Gay Location 313 32nd Street GPIN 2418928642 Site Size 30,000 square feet AICUZ 70-75 dB DNL Existing Land Use and Zoning District Crossfit Gym / OR – Oceanfront Resort District Surrounding Land Uses and Zoning Districts North 33rd Street Antique store / A-12, A-24 Apartment South 32nd Street Mixed-Use: apartments, retail, restaurants / OR Oceanfront Resort East Strip shopping center / OR Oceanfront Resort West Convenience Store / OR Oceanfront Resort
Agenda Item 10
Smartmouth Brewing Co., LLC Agenda Item 10
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• This request for a Conditional Use Permit (CUP) for an Open Air Market is to allow one food truck to operate in
conjunction with a Craft Brewery.
• Recently, on March 7, 2017, City Council approved a CUP for a Craft Brewery on the subject site. It was determined late in Staff’s review process that based on the applicant’s goal, an additional CUP for an Open Air Market would be necessary. To avoid delaying the applicant’s construction timeline, Staff recommended that this follow-up CUP for the Open Air Market be submitted.
• The food truck is proposed to be located at the interior of the site, within 20 feet of the northern façade of the existing structure. A power source will be provided from the structure such that generators will not be relied upon by the food truck. The food truck will operate only during the hours of operation of the Craft Brewery.
Zoning History # Request 1 NON Approved 01/14/1997 2 ALT Approved 03/07/2017
Application Types CUP – Conditional Use Permit REZ – Rezoning CRZ – Conditional Rezoning
MOD – Modification of Conditions or Proffers NON – Nonconforming Use STC – Street Closure
FVR – Floodplain Variance ALT – Alternative Compliance SVR – Subdivision Variance
The Resort Area Strategic Action Plan (RASAP), adopted in December, 2008, is the guiding planning policy for land use and development in the Oceanfront Resort District. The RASAP calls for a walkable mixture of land uses, improved transit and pedestrian connections between destinations, and a transition in use and the scale of buildings from the Resort Area to the adjacent neighborhoods.
There do not appear to be any significant natural or cultural resources associated with the site.
Background and Summary of Proposal
Comprehensive Plan Recommendations
Natural and Cultural Resources Impacts
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Smartmouth Brewing Co., LLC Agenda Item 10
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The site is connected to both City water and sanitary sewer service. Water and sanitary sewer service must be verified and improved if necessary, so that the proposed development will have adequate water pressure, fire protection, and sanitary sewer service.
Staff finds that the applicant’s request for a Conditional Use Permit for an Open Air Market to accommodate one food truck is consistent with the goals of the RASAP and Oceanfront Resort District Form-Based Code. By locating the food truck in the center of the site, providing a permanent power source, and operating only in conjunction with the Craft Brewery, it is Staff’s opinion that the proposal appropriately balances the mixed-use goals of the Oceanfront Resort District and the residential goals of the “Protected District” to the north. Staff recommends approval of the requested Conditional Use for a Craft Brewery subject to the conditions below.
1. Unless otherwise approved for a Special Event Permit, one food truck shall be permitted within twenty feet of
the northern façade of the existing structure, as depicted on the proposed location exhibit titled, “Open Air Market CUP – Food Truck Exhibit.”
2. A permanent power source shall be provided on-site such that generators are not routinely relied upon. The
operation of the food truck shall not disturb the tranquility of residential areas or other areas in close proximity or otherwise interfere with the reasonable use and enjoyment of neighboring property by reason of excessive noise, traffic, or overflow parking.
3. The food truck shall not operate outside of the hours of operation of the Craft Brewery.
4. The location of the food truck shall not interrupt the vehicular circulation or availability of the minimum number
of required parking spaces for the Craft Brewery. 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.
