HomeMy WebLinkAbout3 - SUP Spiral Brewery
To: Planning Commission
From: Justin Fortney, City Planner
Date: May 8, 2020
Item: Special Use Permit 2020-25 – Spiral Brewery Rooftop Expansion– 111 2nd Street East
Planning Commission Action Requested:
The Planning Commission is asked to hold a public hearing and review the Special Use Permit
(SUP) request of Spiral Brewery to expand a brewery with taproom by adding a rooftop deck.
Background Information:
The applicants are proposing to develop some rooftop seating for the brewery taproom that
was approved in 2017. The one-level building was built in 1863 and is about 4,500 Sf in size.
About half of the building is used for retail sales and half for production and storage. The
rooftop seating area will be about 400-500 Sf.
Comprehensive Plan Classification
The 2030 Comprehensive Plan designates the property as mixed use.
Zoning Classification
The subject property is zoned C-3 Community Reginal Commerce. The use of a brewery with
taproom is allowed by Special Use Permit, with the following requirements: A minimum floor
area of 20 percent be devoted to retail sales and a brewery production and distribution area
up to 7,500 square feet.
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Existing Use Zoning Comp Plan
North Substation C-3 Mixed Use
East Retail / mixed use C-3 Mixed Use
West Retail/ mixed use C-3 Mixed Use
South Retail/ mixed use C-3 Mixed Use
Planning Commission Memorandum
Special Use Permit Review
The purpose of reviewing a brewery with taproom as a special use permit is to assure they
will be operated within the nature of the area since they include a manufacturing
component. The use was originally approved in 2017 and has operated without any known
issues. The proposed rooftop seating will not change the operation of the facility other than
add additional seasonal seating on the back portion of the roof.
Hours of Operation
The city’s Liquor Licensing Ordinance and State Statutes regulate hours of operation. A
brewery with taproom can operate similar to other on/ off sale establishments. The
applicants anticipate the following schedule:
The rooftop seating area is planned to be utilized Wednesday-Sunday from noon to as late as
11pm on Fridays and Saturdays.
Parking
Existing buildings/ uses downtown are exempt from parking requirements. Additional
parking must be provided or an exemption granted for restaurant, tavern, or lounge
conversions. This exemption was granted in 2017 for the business due to a parking study
that showed there was ample parking available for the business in area parking spaces.
Since that time, the area parking capacity has been expanded significantly with the addition
of a parking ramp. In addition, the rooftop seating is seasonal, weather dependent, and
largely optional seating for existing customers.
Building improvements
Proposed building improvements include rooftop deck, railings, and exterior stairways for
emergency egress. One small stairway is proposed between the roofs of Spiral Brewery and
the Meyer building. There will be some improvements to the existing stairway from the roof
of the Meyer building to the ground. The emergency egress stairways are reviewed and
approved through the Building Safety Department.
The Heritage Preservation Commission will review the proposal at their June 16th meeting.
Notice
Notice was sent to property owners within 350-feet of the subject property. No comments
have been received at this time.
Recommendation
Staff recommends approval of the request as presented, subject to the following conditions:
1) Operate in compliance with applicable city codes including noise and hours of
operation.
2) Receive an updated Liquor License for the proposed rooftop seating from the city of
Hastings along with any applicable health department requirements.
3) HPC and Building Safety Department review and approval of proposed
improvements.
4) Approval is subject to a one year Sunset Clause; if significant progress is not made
towards the proposal within one year of City Council approval, the approval is null
and void.
Attachments:
• Aerial Map
• Proposed floor plan
• Photographs