Urban Planning and Land Use

Transcription

1 Urban Planning and Land Use 701 North 7 th Street, Room 423 Phone: (913) Kansas City, Kansas Fax: (913) planninginfo@wycokck.org To: From: City Planning Commission City Staff Date: October 9, 2017 Re: Petition #SP GENERAL INFORMATION Applicant: Daniel Bauer Status of Applicant: Representative Kaw Point Meadery LLC 8423 Ann Avenue Kansas City, Kansas Requested Action: Approval of a Special Use Permit for a Farm Winery Date of Application: August 25, 2017 Purpose: Special Use Permit to open a farm winery for mead production Property Location: 2 South James Street Existing Zoning: M-3 Heavy Industrial District #SP October 9,

2 Existing Surrounding Zoning: North: M-3 Heavy Industrial District South: M-3 Heavy Industrial District East: M-3 Heavy Industrial District West: M-3 Heavy Industrial District Existing Uses: North: South: East: West: Bar/Restaurant and entertainment venue Industrial Building Industrial Uses Industrial Uses Total Tract Size: 0.1 acre Master Plan Designation: The City-Wide Master Plan designates this area as Employment land use. Major Street Plan: The City-Wide Master Plan designates James Street and Central Avenue as a Class B thoroughfare Advertisement: The Wyandotte Echo September 14, 2017 Letters to Property Owner September 14, 2017 Public Hearing: October 9, 2017 Public Opposition: None to date PROPOSAL Detailed Outline of Requested Action: The applicant, Daniel Bauer with Kaw Point Meadery, has applied for a special use permit to operate a farm winery for mead production at 2 South James Street. City Ordinance Requirements: through FACTORS TO BE CONSIDERED 1. The Character of the Neighborhood. This area is largely industrial in character. In recent years the area, including the West Bottoms neighborhood in Kansas City, Missouri, has seen an increase in residential, retail, restaurant, and entertainment, cultural, office, and other uses that has resulted in an eclectic mix of active industry and other activities. 2. The zoning and uses of properties nearby and the proposed use s expected compatibility with them. #SP October 9,

3 The surrounding zoning is M-3 Heavy Industrial, and the businesses include industry as well as bar, restaurant, and entertainment uses. The proposed use is not expected to create any compatibility issues with the existing zoning and uses. 3. The suitability of the property for the uses to which it has been restricted. Will removal of the restrictions detrimentally affect nearby property. Approving a farm winery will not detrimentally affect nearby property. 4. The length of time the property has remained vacant as zoned. The property is currently being maintained and used as a warehouse and workshop. 5. The degree of conformance of the proposed use to the Master Plan. The proposed use conforms to the Master Plan. 6. Whether the proposed use will result in increasing the amount of vehicular traffic to the point where it exceeds the capacity of the street network to accommodate it. The proposed use will not result in increasing the amount of vehicular traffic to the point where it exceeds the capacity of the street network to accommodate it. This property is included in a parking agreement that allows use of the parking lot to the north, across Central Avenue (see Previous Actions) 7. Whether the proposed use is reasonably necessary for the convenience and welfare of the public and will not substantially or permanently injure the appropriate use, visual quality, or marketability of adjoining property. This use will not substantially or permanently injure the appropriate use, visual quality, or marketability of adjoining property. 8. Whether the noise, vibration, dust, or illumination that would normally be associated with such use is of such duration and intensity as to create problems for near-by property. This is not foreseen to be an issue. 9. Whether the proposed use will pollute the air, land or water. This is not an issue with the proposed use. 10. Whether the use would damage or destroy an irreplaceable natural resource. This is not an issue with the proposed use. #SP October 9,

4 11. The relative gain to the public health, safety, and welfare as compared to the hardship imposed on the individual landowner or landowners. The proposed use will create a destination and create a unique product that will benefit the general welfare. Denial of the special use permit would be a hardship on the landowner because they would not be able to open the farm winery. 12. Whether the proposed use would result in overcrowding of land or cause undue concentrations of population. This is not an issue with the proposed use. PREVIOUS ACTIONS Special Use Permit Petition #SP was approved by the Unified Government Board of Commissioners August 29, 2013 which approved parking agreements between property owners at 2 South James Street as well as 2, 4,12, and 16 North James Streets as well as lots behind those addresses. This agreement allowed for the shared use of the parking lot at 2 and 4 North James Street. NEIGHBORHOOD MEETING The applicant held a neighborhood meeting on September 23, The sign-in sheet, meeting minutes and affidavit are attached. KEY ISSUES Hours and Number of Customers Security Exterior Modifications Signs STAFF COMMENTS AND SUGGESTIONS Urban Planning and Land Use Comments: 1. What are the proposed hours of operation for the business? Applicant Response: Hours for production operations are continuous and highly variable depending upon season and the logistics. However, general labor will be completed between the 7am-4pm timeframe, pending extenuating circumstances. 2. Will there be a tasting room? If so what is the size of the seating area of the tasting room and what will be the hours? Applicant Response: There will be a tasting room, with a seating/standing area #SP October 9,

5 of approximately 1500 sq. ft. Tasting Room Hours: Monday-Thursday: 12pm- 7pm, Friday-Sunday: 11am-10pm Staff Response: Tasting room hours will be limited to the hours stated above. (Monday Thursday 12pm-7pm and Friday-Sunday: 11am-10pm) 3. How many staff and customers are anticipated to be present at the business? Applicant Response: We expect no more than 5 staff to be on premise at any given point for the foreseeable future. We also expect to handle no more than customers at any given point. It is conceivable that on the release day of special batches, a line may form prior to opening for business. Should this happen, we will ensure we have no more than occupancy threshold at any given point, and customers will be encouraged to make their purchases quickly. 4. Will there be any live entertainment (e.g. live music, etc.)? A special use permit for live entertainment is required for more than 4 live events per year. Applicant Response: Initially we will not be hosting live music, but we would like to eventually integrate a small non-amplified stage for live acoustic music. Staff Response: Live entertainment will require a separate special use permit. 5. Will you be selling food in addition to alcoholic beverages? Applicant Response: We will not be offering food, we will be partnering with local food trucks to be present during the afternoon/evenings on weekends. Staff Response: Food trucks will need to complete a mobile food vendor form and submit to the planning department. 6. Please provide a security plan that details how you will ensure safety of employees, patrons, and the general public. Applicant Response: Please see Word document Kaw Point Meadery Security Plan 7. Are you proposing any changes to the exterior of the building or the lot (e.g. removing paint to expose brick, changing paint color, adding landscaping, etc.?) Applicant Response: We would like to put a mural along the base of the building where it is currently white-washed. We feel this would dampen any further attempts at tagging and offer a lot of character to the building itself. We would like to place a branded awning over the side entrance door. We would also like to restore large wooden doors for the front of the building, to conceal the garage door. Staff Response: Applicant must follow sign code for signage and murals. #SP October 9,

6 8. All signs will undergo a separate review and will need to obtain the appropriate sign permit. Applicant Response: We expect to apply for a sign permit for both the mural and branded awning. Public Works Comments: A) Items that require plan revision or additional documentation before engineering can recommend approval: 1) None. B) Items that are conditions of approval (stipulations): 1) Construction plans shall meet UG standards and criteria, and shall be reviewed and approved by UG prior to construction permit acquisition. C) Comments that are not critical to engineering s recommendations for this specific submittal, but may be helpful in preparing future documents: 1) None. STAFF RECOMMENDATION Staff recommends that the City Planning Commission make the findings contained within the staff report related to Factors to be Considered, and Key Issues and recommend APPROVAL of Petition #SP subject to all comments and suggestions outlined in this staff report. ATTACHMENTS Additional Information Site Photos Site Plan of Shared Parking Area from #SP Kaw Point Meadery Security Plan Neighborhood Meeting Information REVIEW OF INFORMATION AND SCHEDULE Action Planning Commission Unified Government Commission Public Hearing October 9, 2017 October 26, 2017 Special Use STAFF CONTACT: Zach Flanders zflanders@wycokck.org MOTIONS I move the Kansas City, Kansas City Planning Commission RECOMMEND APPROVAL of Petition #SP to the Unified Government Board of Commissioners as meeting #SP October 9,

7 all the requirements of the City code and being in the interest of the public health, safety and welfare subject to such modifications as are necessary to resolve to the satisfaction of City Staff all comments contained in the Staff Report; and the following additional requirements of the Kansas City, Kansas City Planning Commission: OR 1. ; 2. ; And 3.. I move the Kansas City, City Planning Commission RECOMMEND DENIAL of Petition #SP , to the Unified Government Board of Commissioners as it is not in compliance with the City Ordinances and as it will not promote the public health, safety and welfare of the City of Kansas City, Kansas; and other such reasons that have been mentioned. #SP October 9,

8 Additional Information The Company Kaw Point Meadery is a farm winery specializing in the production of mead, or honey wine. Kaw Point Meadery will be located at 2 S James Street in Kansas City, Kansas, minutes away from Kansas City, Missouri s downtown and all of the social focal points of Kansas City. It will be a destination point for locals and visitors alike offering world class mead, honeybee education, and local honey. Kaw Point Meadery is structured as an S-Corporation Limited Liability Company. Mission Kaw Point Meadery s mission is to provide Kansas City with world-class mead; made using the freshest ingredients, sourced locally, and from around the world. We strive to educate and spread awareness of honeybee health through transforming honey into the amazing beverage it was meant to be. Vision Kaw Point Meadery s responsibility is to raise awareness and educate of the importance bees play in our lives. By bringing the world s oldest fermented beverage back into the public market, we hope to reconnect our community with these irreplaceable pollinators in a whole new fashion. We also own the responsibility of knowing that our mead will be the first and only many will try, and this is what drives our pursuit of excellence in every glass. What is mead? Mead is an alcoholic drink made by fermenting honey. We like to tell people "barley is to beer, as grapes are to wine, as honey is to mead." Mead can vary in sweetness ranging from dry, off-dry, semi-sweet, and sweet. Flavors vary based on the variety of honey used, very similarly to wine grapes. Mead can also be made with any variety of fruits, juices, herbs, and spices; making the flavor possibilities endless Mead is currently the fastest growing alcoholic beverage in the United States. Across the country mead is being adopted by wine and beer consumers searching for new discoveries in authentic, great-tasting craft beverages. Products and Services We will offer varying types of mead for the marketplace. There will be four series of products. 1. Session mead - (12fl oz, 6.5% ABV). These will be kegged and/or canned and are standard offerings with some seasonal variability. #SP October 9,

9 2. Pollinators Reserve (375ml, 14-18% ABV) - These are meads made from monofloral honey varieties sourced around the world. The series is intended to highlight the diversity of honey s potential. High collectors value. High cellarability. 3. Seasonal releases (500ml, 11-14% ABV) - Made using local ingredients as they come into their peak season. High collectors value. High cellarability. 4. Tour and Tastings - Informational video followed by a honey tasting, honeybee health update, tour of production facility, Q&A, and guided mead tasting. Opportunity to buy merchandise and mead in tasting room. Stage of Development Kaw Point Meadery is currently in the startup phase, having been created in The founders have written a 133 page business plan and created a successful Kickstarter campaign raising $32,421 over 30 days from 149 contributors. The company is currently solidifying greater financing. Building Theory of Use This architecturally unique building in the West Bottoms consists of a lower level, main floor, and top floor. Formerly a trolley car power plant built in 1900, it was operated by the Kansas City Railway Company. Total sq ft: 4589 Top floor: 23 ceiling, production facilities (everything above white) Main floor: 8 ceiling, tasting room, restrooms (white painted level) Basement: 18 ceiling, cellar and tax-paid area Parking: standing 10-year agreement for use of adjacent 55 space parking lot Kaw Point Meadery in the Local Media Kansas City Star - On December 27, 2016 we were mentioned in a Kansas City Star article titled Food trends to watch in 2017: Lard, Midwest fish, mead, jackfruit, in which we were highlighted as an anticipated opening in the area. Flatland KC - The first article we were featured in was titled Kaw Point Meadery Sweetens Prospects for Hometown Mead written by Pete Dulin for Flatland KC on January 24, Flatland KC being the online magazine for KCPT. Pete Dulin is a local craft beverage writer who has written three books on regional wineries, breweries, and craft beverage producers. #SP October 9,

10 KC Live - Upon launching our Kickstarter campaign, we were contacted by the Executive Producer of KC Live for KSHB 41 Action News. KC Live is an hour long segment from 10-11am on weekdays that highlights local culture and businesses. We went on the program, spoke about our campaign and sampled various honeys. The segment aired live May 9, Feast Magazine - the day of our campaign completion, April Fleming, a writer for Feast Magazine, reached out saying her editor wanted her to do a bio on us. Feast Magazine is a local food & beverage magazine and online publication. The article was titled Kaw Point Meadery Aims to Open Kansas City s First Local Meadery in 2018, and it was published on June 6, KSHB 41 Action News - After seeing the Feast article on us, KSHB 41 Action News reporter, McKenzie Nelson reached out wanting to do a segment on us. She was not aware that we had already been on KC Live for KSHB, and acted out of interest in the story. A videographer and Nelson came over to our homebrew setup for interviews and filmed us making a batch of mead in the morning. The segment aired later that day at 4pm on June 29, #SP October 9,

11 #SP October 9,

12 #SP October 9,

13 #SP October 9,

14 #SP October 9,

15 Kaw Point Meadery - Security Plan Application Number: #SP Overall safety of our customers, employees, and the general public is of paramount importance to Kaw Point Meadery. We will be operating our establishment in such a way that encourages responsible choices and the safety of all. Our hours of operation reflect this, closing at 10pm on Friday-Sunday, and closing at 7pm Monday-Thursday. Customer Security - Anyone who is deemed to be too boisterous, rude, or verbally abusive will be asked to leave the premises. - Anyone who threatens violence or is involved in an altercation will be removed from the premises and barred from re-entry for a period of three months. - Security cameras will be present on all four corners of the building to ensure safety surrounding the property. - Additional lighting will be installed surrounding the building, illuminating the building and the area surrounding the property Employee Security - Security cameras will be present in the cash register s area and the production area. - Any customer who is verbally abusive to an employee will be asked to leave. - Any customer who threatens violence to an employee will be removed from the premises and banned. - Security cameras will be present on all four corners of the building to ensure safety surrounding the property. - Employee parking is within a fenced 5-space lot behind the building. General Public Security - Security cameras will be present on all four corners of the building to ensure safety surrounding the property. - Additional lighting will be installed surrounding the building, illuminating the building and the area surrounding the property - All employees will be going through proper training to ensure no customer becomes overserved. - Anyone deemed unfit to operate a motor vehicle will have a cab/uber summoned on his or her behalf. We take drunk driving very seriously. A drunk driver killed a close friend of ours in #SP October 9,

16 #SP October 9,

17 #SP October 9,

18 #SP October 9,