Ord. 2000M-0118 2014-09-29Ordinance No. 2000M-118
An ordinance of the City Council of the City of Pearland, Texas, amending
Ordinance No. 2000M, the zoning map of the City of Pearland, Texas, for the
purpose of changing the classification of certain real property, being a tract of
land containing 2.939 acres out of Lots 20, 21 and 22 of the George W. Jenkins
Subdivision, in Brazoria County, Texas, according to the map or plat thereof
recorded in Volume 2, Page 20, of the Brazoria County, Texas Plat Records
(located at the northeast corner of Broadway Street and Shauntel Street,
Pearand, Texas), Zone Change 2014-12Z; a request of Brian Allen, Baks
Brewery, applicant; on behalf of George Gartner, owner; for approval of a change
in zoning from General Commercial (GC) to a non-residential Planned
Development known as Baks Brewery; on approximately 2.94 acres of land,
providing for an amendment of the zoning district map; containing a savings
clause, a severability clause and an effective date and other provisions related
to the subject.
WHEREAS, Brian Allen with Baks Brewery, applicant; on behalf of George
Gartner, owner; is seeking approval of a change in zoning from General Commercial
(GC) to a non-residential Planned Development known as Baks Brewery; on
approximately 2.94 acres of land; said property being legally described in the original
application for amendment attached hereto and made a part hereof for all purposes as
Exhibit "A" and more graphically depicted in the location map identified as Exhibit "B";
and
WHEREAS, on the 18th day of August, 2014, a Joint Public Hearing was held
before the Planning and Zoning Commission and the City Council of the City of Pearland,
Texas, notice being given by publication in the official newspaper of the City, the affidavit
of publication being attached hereto and made a part hereof for all purposes as Exhibit
"C", said call and notice being in strict conformity with provisions of Section 1.2.2.2 of
Ordinance No. 2000T; and
WHEREAS, on the 19th day of August, 2014, the Planning and Zoning
Commission of the City submitted its report and recommendation to the City Council
regarding the zone change application of Brian Allen with Baks Brewery, applicant; on
behalf of George Gartner, owner; for approval of a change in zoning from General
Commercial (GC) to a non-residential Planned Development known as Baks Brewery;
on approximately 2.94 acres of land, said recommendation attached hereto and made a
part hereof for all purposes as Exhibit "D"; and
WHEREAS, upon receipt of the report from the Planning and Zoning Commission,
City Council considered this application and the recommendation of the Planning and
Zoning Commission at regular meetings on the 22nd day of September 2014 and the
29th day of September 2014; and
WHEREAS, the City Council having fully heard the testimony and argument of all
interested parties, and having been fully advised in the premises, finds that in the case
of the application of Brian Allen with Baks Brewery, applicant; on behalf of George
Gartner, owner; for approval of a change in zoning from General Commercial (GC) to a
non-residential Planned Development known as Baks Brewery; on approximately 2.94
acres of land, presented which, in the judgment of the City Council, would justify the
approval of said application; now, therefore,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS:
Section I. The following described property located within the corporate City
Limits of the City of Pearland, Texas, and presently located within the General
Commercial (GC) zoning district, is hereby granted a change in zoning to a Planned
Development (PD), known as Baks Brewery PD district; said PD attached hereto as
Exhibit E; in accordance with all conditions and requirements of the current Unified
Development Code and incorporated for all purposes, such property being more
particularly described as:
Being a 2.939 acre tract out of Lots 20, 21 and 22 of the George W. Jenkins
Subdivision, in Brazoria County, Texas, according to the map or plat thereof
Page 2 of 10
Ord. No. 2000M-118
recorded in Volume 2, Page 20, of the Brazoria County, Texas Plat Records
GENERAL LOCATION: Northeast corner of Broadway Street and Shauntel
Street, Pearland, TX
Section II. The City Council of the City of Pearland finds and determines that
the recitations in the preamble hereof are true and that all necessary
prerequisites of law have been accomplished and that no valid protest of the
proposed change has been made. The City Council further finds and determines
that there has been compliance with the mandates of law in the posting and
presentation of this matter to the Planning and Zoning Commission and to the
City Council for consideration and decision.
Section III. The City Council of the City of Pearland finds and determines that
the amendrnent adopted herein promotes the health, safety, and general welfare of the
public and is a proper valid exercise of the City's police powers.
Section IV. If any section, subsection, sentence, clause, phrase, or portion of
this Ordinance is for any reason held invalid or unconstitutional by any court of
competent jurisdiction, such portion shall be deemed a separate, distinct, and
independent provision and such holding shall not affect the validity of the remaining
portions thereof.
Section V. All rights and remedies, which have accrued in the favor of the City
under this Ordinance and its amendments thereto, shall be and are preserved for the
benefit of the City.
Section VI. This Ordinance shall become effective after its passage and approval
on second and final reading.
Page 3 of 10
Ord. No. 2000M-118
PASSED, APPROVED, and ADOPTED on First Reading this 22nd day of
September, 2014.
,)„S
TOM REID
MAYOR
ATTEST:
PASSED, APPROVED, and ADOPTED on Second and Final Reading this 29th
day of September, 2014.
ATTEST:
APPROVE[) AS TO FORM:
fit .
(if(_--
DARRIN M. COKER
CITY ATTORNEY
TOM REID
MAYOR
Page 4 of 10
Ord. No. 2000M-118
Ordinance No. 2000M-118
Exhibit "A"
Exhibit A
Legal Description
BEING a 2.939 ocre troct out of Lots 20, 21, and 22 of the George W. Jenkins Subdivision,
in Brazoria County, Texas, according to the map or plat thereof recorded in Volume 2, Page
20, of the Brazoria County Plat Records, and being more particularly described by metes and
hounds ns folinws•
BEGINNING at the Southeast corner of a tract conveyed to Hazeldale Construction, in Volume
(84)10, Page 459, Brazoria County Official Records, said point being on the North line of
Broadway, o 100 toot right—of—way known also—known—os Farm to Market 518, said point
being morked by a found "X";
THENCE North 45'35'04" East, a distance of 448.85 feet, to the the centerline of Mary's
Creek and a found "X";
THENCE with the center line of Mary's Creek os follows:
South 87'19'43" East, a distance of 120.73 feet;
South 70'15'36" East, a distance of 68.59 feet;
South 47'57'43" East, a distance of 59.88 feet;
South 38'23'24" East, o distance of 39.33 feet;
South 58'32'30" East, a distance of 7.89 feet to the west line of a tract conveyed to
Oruce Bristol in Volume 1010, Page 162 of the Drazorio County Deed Records;
THENCE South 45'35'04" West, following the west line of said Bruce tract, a distance of
492.73 feet, to the side North line of Broadway, and a set 1/2 inch rod;
THENCE North 59'36'42" West, following the said North line of Broadway, a distance of 265.96
feet to the point of beginning, and containing 2.939 acres (128,016 square feet) more or
less.
Page 5 of 10
Ord. No. 2000M-118
Ordinance No. 2000M-118
Exhibit "B"
Exhibit B
Location Map
Page 6 of 10
Ord. No. 2000M-118
1
Ordinance No. 2000M-118
Exhibit "C"
STATE OF TEXAS
COUNTY OF BRAZORIA
Personally appeared before the undersigned, a Notary Public within and for said
County and State. Buzz Crainer, Representative for Brenda Miller Fergerson, Publisher of the
Pearland Journal, a newspaper of general circulation in the County of Brazoria, State of Texas.
Who being duly sworn, states under oath that the report of Legal Notice, a true copy of
Which is hereto annexed was published in said newspapers in its issue(s) of July 31, 2014.
blisher's Representative
Sworn to and subscribed before me this l? 71-11 day of 45 L< 5 f , 2014.
Notary Public
My commission expires on
/—/9 -2o/6
`o1pPY PSB/n
LUCILLE GUERRA
_�
Notary Public, State of Texas
,'. My Commission Expires
January 18, 2016
NOTICE OF A JOINT PUBLIC HEARING OF THE CITY
COUNCIL
AND
THE PLANNING AND ZONING COMMISSION
OF THE CITY OF PEARLAND, TEXAS
ZONE CHANGE APPLICATION NUMBER: 2014-12Z
Notice is hereby given that on August 18, 2014 at 7:30 p.m.,
the City Council and Planning and Zoning Commission of
the City of Pearland, in Brazoria, Harris and Fort Bend
Counties, Texas, will conduct a joint public hearing in the
Council Chambers of City Hall, located at 3519 Liberty
Drive, Pearland, Texas, at the request of Brian Allen with
Baks Brewery, applicant; on behalf of George Gartner,
owner; for approval of a change in zoning from the
General Commercial (GC) to a non-residential Planned
Development known as Baks Brewery; on approximately
2.94 acres of land, to wit:
Being a 2.939 acre tract out of Lots 20, 21 and 22 of
the George W. Jenkins Subdivision, in Brazoria
County, Texas, according to the map or plat thereof
recorded in Volume 2, Page 20, of the Brazoria County,
Texas Plat Records
General Location: Northeast corner of Broadway Street
and Shauntel Street, Pearland, TX
At said hearing, all interested parties shall have the right
and opportunity to appear and be heard on the subject.
For additional information, please contact the Planning
Department at 281-652-1765.
Johnna Matthews
City Planner
Exhibit C
Legal Ad
NOTICE OF AJOINT PUBLIC HEARING OF THE CITY
COUNCIL
AND
THE PLANNING AND ZONING COMMISSION
OF THE CITY OF PEARLAND. TEXAS
ZONE CHANGE APPLICATION NUMBER: 2014-12Z
Notice is hereby given that on August 18, 2014 at 7:30 p.m..
the City Council and Planning and Zoning Commission of
the City of Pearland, in Brazoria, Harris and Fort Bend
Counties. Texas, will conduct a joint public hearing in the
Council Chambers of City Hall. located at 3519 Liberty
Drive, Pearland, Texas, at the request of Brian Allen with
Baks Brewery, applicant: on behalf of George Gartner.
owner: for approval of a change in zoning from the
General Commercial (GC) to a non-residential Planned
Development known as Baks Brewery; on approximately
2.94 acres of land, to wit:
Being a 2.939 acre tract out of Lots 20. 21 and 22 of
the George W. Jenkins Subdivision, in Brazoria
County, Texas, according to the map or plat thereof
recorded in Volume 2. Page 20. of the Brazoria County.
Texas Plat Records
General Location: Northeast corner of Broadway Street
and Shauntel Street. Pearland. TX
At said hearing, all interested parties shall have the right
and opportunity to appear and be heard on the subject.
For additional information, please contact the Planning
Department at 281-652-1765.
Johnna Matthews
City Planner
Page 7 of 10
Ord. No. 2000M-118
Ordinance No. 2000M-118
Exhibit "D"
Exhibit D
Planning and Zoning Commission Recommendation Letter
Planning & Zoning Commission
August 19 2014
Honorable Mayor and City Council Members
3519 Liberty Drive
Pearland, TX 77581
Re: Recommendation on Zone Change Application No. 2014-12Z, Baks Brewery
Planned Development (PD)
Honorable Mayor and City Council Members:
At their meeting on August 18, 2014, the Planning and Zoning Commission considered
the following:
A request of Brian Allen with Baks Brewery, applicant; on behalf of George
Gartner, owner; for approval of a change in zoning from General Commercial
(GO) to a non-residential Planned Development known as Baks Brewery; on
approximately 2.94 acres of land, to wit:
Legal Description: Being a 2.939 acre tract out of Lots 20, 21 and 22 of the
George W. Jenkins Subdivision, in Brazoria County, Texas, according to the
map or plat thereof recorded in Volume 2, Page 20, of the Brazoria County,
Texas Plat Records
General Location: Northeast corner of Broadway Street and Shauntel Street,
Pearland, TX
Commissioner Daniel Tunstall made a motion to approve the zone change request,
known as Baks Brewery PD. The motion was seconded by Commissioner Mary Starr.
Page 8 of 10
Ord. No. 2000M-118
The motion passed 7/0, with the following conditions:
1. Provide details within the PD regarding the phasing of improvements,
including the proposed trail system.
2. Revise the Design Standards Deviation Table regarding outdoor activities with
specifics, as opposed to the current statement "Activities including, but not
limited to, a covered seating area for customers.
Sincerely,
Johnna Matthews
City Planner
On behalf of the Planning and Zoning Commission
Page 9 of 10
Ord. No. 2000M-118
Ordinance No. 2000M-118
Exhibit "E"
Exhibit E
Baks Brewery Planned Development (PD)
See Following Page
Page 10 of 10
Ord. No. 2000M-118
BAKS BREWING MANAGEMENT, INC.
PLANNED DEVELOPMENT DISTRICT (PD)
FOR CITY OF PEARLAND
CURRENT PROPERTY DESCRIPTION
Description of the Subject Property.
Subject property is located at 1231 Broadway Street, in Pearland, Texas. It sits on 2.94 acres of which
approximately half is developed and fenced and contains the primary building which is ± 8,753 SF
total. This building includes a 2,000 SF showroom, 849 SF Office/s and 5,144 SF warehouse. Within the
developed fenced area is an additional 1500 SF wash bay and 400 SF storage building. Besides facing
Broadway, Shauntel Street runs adjacent to the property. The back section of the property is undevel-
oped green area which borders along Mary's Creek.
.3480 Acres Developed Area
.2748 Acres Undeveloped Area
.316 Acres Dedicated Street Easement
.9388 Acres Total Tract
PROPOSED DEVELOPMENT DESCRIPTION
BAKS BREWING WILL
PRODUCE ITS OWN
NON-ALCOHOLIC ROOT
BEER
The proposed development will be to convert the use of the building to a working production craft
brewery with a public taproom (Think: wine tasting room).
COMPANY DESCRIPTION
BAKS Brewing Management Inc. is a privately held corporation owned and managed by its found-
ers, Brian Allen and Kris Szecsy. The business of the company is the production of quality, fresh,
flavorful beer for the local market. BAKS believes that when looking at local breweries around the
Houston area there are very few options for the Southern Houston region. Pearland is not only the
town where Brian grew up, but with its growth over the last 10 years, it provides a prime market
that can and will support a local brewery.
BAKS Brewing will initially produce five different styles of beer and a non-alcoholic root beer. These
styles include: a Belgian Texas Blonde, American Pale Ale, Session India Pale Ale (IPA), Porter and
American IPA . These products will be distributed in kegs to licensed retail outlets. The beers of the
BAKS Brewing Company will be sold to bars and restaurants in the greater Pearland area with our
initial focus being on the communities south of downtown Houston, including Pearland, Friend-
swood, Clear Lake, League City, Alvin, Webster, Kemah, Dickinson & Galveston.
BAKS Brewing will produce beer with a zo barrel, stainless steel brewing plant. Production capacity
of our 2o -barrel plant with five fermenters is approximately 5000 barrels a year (1 barrel equals 31
gallons, which equals two standard 15.5 -gallon kegs).
BAKS Brewing will have a tap room where customers may come to view and tour the operation of
the brewery. They will also be able to purchase our beers at retail prices for both on-site consump-
tion and beer to go in the form of growler fills (and eventually 6 -packs & 22oz. bottles). Promotion-
al merchandise with our name/logo such as pint glasses, t -shirts and growlers will also be sold.
Additionally, BAKS will have a dedicated area within the actual brewery warehouse that will be
available for rental and special events, such as corporate meetings, wedding receptions and fund
raising events.
BAKS will also provide scheduled tours of the brewery that will give an intimate and hands on expe-
rience. These tours will be reserved in advance and will take place with one of the owners or brew-
ers. The tours will allow patrons to see, experience and taste the complete brewing process. They
will be able to sample the ingredients (ie. Malt, hops, etc.), that go into making the beer as well as
sample the beer at different stages of fermentation. We will be able to help educate them on the
actual process of making the beer.
POTENTIAL IMPROVEMENTS & BENEFITS
BAKS PLANS TO
SUPPORT PISD BY
PROVIDING ITS SPENT
GRAIN AT NO COST
TO THE SCHOOL'S FAA
PROGRAM FOR USE AS
LIVESTOCK FEED.
BAKS BREWING WILL
WORK WITH OTHER
LOCAL BUSINESSES
SUCH AS PEARLAND
COFFEE ROASTERS TO
PROVIDE INGREDIENTS
FOR SPECIALITY BEERS
(EG. COFFEE PORTER)
PROPERTY IMPROVEMENTS AND BENEFITS
• Improved landscaping - will not only improve and add additional landscaping where available
(currently most green area in and directly surrounding the property is already landscaped) but
will add a row of shrubs along back fence to add one more layer of concealment from residential
neighborhood
• Improved building facade - will cover the metal exterior with stucco, masonry or stone
• Will include a small rental area inside of the brewery (but separated from any brewing equipment)
for event rentals such as birthdays, wedding receptions, corporate functions, etc.)
• New sprinkler system for both warehouse and retail area (tap room)
• Minimal building changes and renovations required to support the brewery - some minimal cos-
metic improvements made to the front retail area to convert it to the tap room, installing trench
drains are all that is required
• Improved green (outdoor) area behind property by adding seating & picnic nodes
• Will add a trail connecting to the proposed hike & bike trail to the brewery and will provide an
area to park bicycles
• Will add park benches to green area between brewery and hike & bike trail
NEARBY AREA BENEFITS
• Green area behind property will be maintained as a buffer to residential community located on the
opposite side of Mary's Creek
• Will add an additional line of shrub coverage (eg. Large wax myrtles) along the outside of the
back property fence
• Will support local eating establishments as we do not serve food and patrons will want some
place to eat before after visiting the tap room.
• Will also work with local area Pearland dining establishments to create custom beers based on
their style preference
• Heavy equipment and large truck traffic will decrease as we will only have 1 small refrigeration
truck stop by for loading/unloading kegs 1-2 times a week
OVERALL CITY BENEFITS
• Additional tourism and related financial benefit for Pearland (Saint Arnold Brewery is currently a
toplo tourist destination for Houston)
• Hike & Bike Trail destination
• Additional tax dollars
• A destination for local residents seeking entertainment other than just a restaurant
• Pearland will have its own brewery producing and selling craft beer to the greater Houston area
Land Acreage Description
The attached site survey shows the total property acreage to be 2.9388
PD Purpose & Intent Statement
The purpose and intent of the PD established is to allow a new use `Manufacturing, Industrial Storage or Assembly
Process Not Prohibited by Law' (which has been identified by the city as the most appropriate) on this property
which is currently zoned as General Commercial (GC).
This new use is described as a facility that houses manufacturing, storage, and assembly operations including, but
not limited to, beverage plant, fabrication, metal finishing, foundry, ice plant, machine shop, mill, printing plant,
publishing and bindery plant, masonry products manufacturing, refinery for nonagricultural products, food prod-
ucts, processing and packaging plant, and precision instruments manufacturing.
This use is not permitted by right in the GC zoning district and thus would require a zone change to operate. Based
on this information and guidance from the city's planning/zoning department, the applicant determined the best
path forward would be to apply for a Planned Development to operate a small craft brewery.
POSSIBLE CITIZEN'S CONCERNS
1. Increased traffic into neighborhood located behind property.
There is only 1 access gate onto Shauntel that would allow patrons to drive into the neighbor-
hood. BAKS will post signage on both sides of gate upon exiting that states: 'DO NOT TURN
RIGHT NOT A THRU STREET'. This should eliminate the majority, if not all traffic from accident-
ly turning into the neighborhood. We will also be able to close this gate when not needed to
limit any traffic from entering/leaving our property via the Shauntel street entrance.
2. Patrons being able to see, watch or speak to people (employees or children) located
at the business and home 2 lots over.
BAKS will install (2) gates approximately 6' high gates blocking all traffic from entering the
property on the East side and North side of the building. (See attached site plan for proposed
gate locations) This will prohibit any and all traffic from being able to see, watch or speak to
any persons on the adjacent property.
Additionally, the outdoor seating area is located adjacent to the building on the opposite side
of the business which prevents any chance of anyone seeing or speaking to anyone else out-
side of the property.
3.
Smells
The only smell produced by brewing beer is the smell of boiling grain to produce wort. The
smell is not unpleasant and is similar to cooked oatmeal. Additionally, the smell will be con-
tained and disbursed within the warehouse.
Additional Community Involvement
We will work with other local Pearland businesses to help promote both enterprises. For in-
stance, we have spoken with the owners of Pearland Coffee Roasters about providing roasted
coffee beans to be used in speciality beers such as a coffee porter.
One of the only by-products from brewing is spent grain (the grain we have boiled to produce
wort). This makes great livestock feed and generally, breweries work with local farmers to
pick-up and use the spent grain. We have spoken with the Agriculture Department of Pear -
land Independent School District and will work with them (Hunter Morgan) to provide our
spent grain at no cost to students to use for their livestock.
Lastly, we plan to hire locally and provide jobs for Pearland. Our first and currently only em-
ployee (part time book keeper) is a Pearland resident.
ZONING & LAND USE
Existing zoning district and boundary description
The property is currently zoned as a General Commercial District (GC) which is intended to permit a wide
variety of businesses characterized by those uses that may require an extensive amount of land for the
conduct of business and/or that may require outside storage uses. The front South West property line runs
along a major thoroughfare, West Broadway, on which the other side is also zoned 'GC' (and includes a
restaurant). The North West property line runs along Shauntel Street, on which the opposite property is
zoned as 'General Business Retail District (GB). The North East property line runs along Mary's Creek, for
which the District on the other side is zoned as a Single -Family Residential -3 (R3). Lastly, the South East
property line runs adjacent to a property which is zoned as Office & Professional District (OP).
GB
GC
R-3
OP
Base zone description
The base zone to be overlaid will be GC.
This zone will encompass the entire property which has the same district boundaries as mentioned
above, "The front South West property line runs along a major thoroughfare, East Broadway, on
which the opposite side property is also zoned `GC'. The North West property line runs along Shaun -
tel Street, on which the opposite property is zoned as `General Business Retail District (GB). The
North East property line runs along Mary's Creek, for which the District on the other side is zoned as
a Single -Family Residential -3 (R3). Lastly, the South East property line runs adjacent to a property
which is zoned as Office & Professional District (OP)."
Use
Acres
Percentage of Total Acres
Zoning District
Single Family
n/a
n/a
Multiple Family
n/a
n/a
General Business/Commercial
1.5
50%
GC w/PD
Parkland to be dedicated to the city
n/a
n/a
Common Open Spaces/Trails/Recreation
1.44
—49%
GC w/PD
Detention
n/a
n/a
Thoroughfares/ROW
n/a
n/a
Internal Streets/Vehicular Circulation
n/a
n/a
Others
n/a
n/a
DESIGN STANDARDS
All zoning standards not expressly set forth for the district in the adopting ordinance shall be as provided in
the base zoning district(s), and that any standard in this ordinance that has not been expressly varied in the
adopting ordinance shall be applicable to subsequent development permits for land within the PD district.
The following standards will be improved to meet both the 'GC' and `Corridor Overlay District' UDC require-
ments:
• Building Facade - we will cover the existing metal facade with stucco in a neutral color (from the ap-
proved color palate) to match the existing brick. See attachment for rendering.
Signage - Once the building facade has been covered will install sign with our company name that is
not more than 15% of surface area. We will also update the existing monument sign which is also within
the COD UDC requirement (ie. replace Sunbelt with BAKS)
Landscaping - The current landscaping exceeds the UDC COD requirements, but we will replace all
dead and diseased trees and shrubs, as well as lay all new mulch and ensure the installed irrigation
system is working correctly.
Screening/Fencing - The entire property (excluding open green area) is fenced with a 6' black rod iron
fence which is surrounded by additional landscaping. We will fix and replace any bent or damaged
fencing as well as plant additional trees along the back of the property fence for additional screening.
Lighting - All current (3) light poles on the property along with building lighting will be inspected and
updated to meet current COD Standards
The following standards exceed both the 'GC' and 'Corridor Overlay District' UDC requirements:
Green Area - BAKS Brewing currently provides approximately 49% of its property as green area and we
plan for it to remain that way. Almost half of the property is an open green area (outside of the prop-
erty fence) located at the rear of the property which end long Mary's Creek. BAKS intends to promote
the green area in support of the city's proposed hike & bike trail by adding seating and picnic nodes,
additional bench seating and a compacted gravel trail connecting the hike & bike trail to the rear of the
brewery, where we will locate a (lockable) gate to provide access onto the brewery. We will also install
a security camera to monitor traffic and provide an additional level of security
Bicycle Parking - BAKS will have at least (2) separate bicycle parking facilities; one in front and one
located at the back of the property where there will be a gate and pathway connecting the brewery
to the city's proposed hike & bike trail. BAKS will also support and promote local running and biking
organizations.
Parking Table
Existing Spaces: 16
Additional Proposed Spaces: 17+
Total Spaces: 33+
DESIGN STANDARDS (Cont.)
PD Districts are "intended to encourage flexible and creative planning and property development" and
this PD is for an existing property that already meets most of the standards.
We understand that "the Corridors Overlay District (COD) is intended to help the City exercise greater
control over the aesthetic, functional and safety characteristics of development along newly construct-
ed major thoroughfares within the City where higher development standards can effectively enhance
the City's image as a desirable place to live, work, and shop."
Due to the existing layout with existing parking lot, fence, irrigation system and landscaping that
exceeds COD Standards, as well as several utility connections (including: AT&T box with 6 surrounding
bollards, storm water access, fire hydrant, light pole, water line access and waste water lift station), we
are proposing to build the sidewalk within the TxDOT ROW similar to what was done (2) lots down. We
will work within the area to provide a 6' wide side walk and are currently working with Johnson Traffic
Engineers for the TxDOT application. (See attachment for graphical presentation).
Additionally, where our sidewalk will end at the east end of property, there is only approximately 1100'
to the end of the city limits.
View of west frontage, looking west
View of smaller eastern frontage looking east
towards Friendswood
View of far west frontage @ Shauntel Street
View of center frontage looking west
View of property located (2) lots to the west
DESIGN STANDARDS DEVIATION TABLE
Standard
GC/COD Requirement
PD Deviation
Parking
One space for each 1.5 em-
ployees = 4.5 spaces
We will exceed by providing
33 spaces that meet UDC
standards
Sidewalk
6' wide, 6' separation from
back of curb with 80%
curved alignment
Due to existing conditions
sidewalk will be 6'wide and
constructed within TxDOT
ROW but will not provide
6' separation from curb nor
80% curved alignment
Us`
Does Not Allow for `Manu-
facturing, Industrial Storage
or Assembly Process Not
Prohibited by Law'
Allows for `Manufacturing,
Industrial Storage or Assem-
bly Process Not Prohibited
by Law'
Landscaping
- 15% of gross lot area shall
consist of landscaped open
areas
- Large shade trees (2") cali-
per for each (10') of frontage
= 78" for 386' frontage
- Ornamental trees (1") cali-
per for each (15') of frontage
= 26" for 386' frontage
- We will exceed standard
with —50% of area for land -
scaped open areas
- We will exceed standard
with 94" tree calipers on
386' of frontage
- We will exceed standard
with 65" tree calipers on
386' of frontage
- Large undeveloped green
area in back of property
provides an additional 40+
shade trees 20' - 50' in
height
- Will support future Hike
& Bike train along Marys's
Creek by connecting to it
with a path and providing
seating/picnic nodes
Bicycle Parking
Amount equal to 5% of total
parking spaces
We will exceed standard
with an amount of 20% of
total parking spaces provid-
ed for bicycle parking
SCHEDULE
PD is approved
Lease is signed
Month 1
- Brewing equipment is ordered
- Apply for TABC & TTP Licences
Months 1-3
- 450 SF cold room assembled and attached to back of warehouse
- Trench floor drains are installed in the warehouse
- Sprinkler system installed in warehouse and public area (eg. Tap room)
- Electrical and plumbing provisions are made to support forthcoming brew system
- Showroom is renovated to support the tap room
- Landscaping improvements are made
- Stuuco is added to exterior of building
- Sidewalk is constructed in front of property
Month 4
- Brew system arrives and is installed
- Building inspections approved
New signage goes up
Month 5
- Grand Opening.... Beer is made and happily served to excited customers!
Month 6
- Picnic and seating nodes are added to undeveloped green area. A trail and bicycle
parking will be added once the city has constructed the Hike & Bike trail along Mary's
Creek in order to maximize the location and layour of the trail to best serve the public.
"BAKS Brewery would be an asset to Pearland in providing group tours
and tastings as well as providing a venue for corporate/social events.
This can only aide Pearland in its growth of tourism businesses."
Kim Sinistore, Executive Director
City of Pearland Convention & Visitors Bureau (CVB)
INDUSTRY OVERVIEW
INDUSTRY DESCRIPTION
INDUSTRY BACKGROUND
"LIGHT BEER IS CEDING
GROUND AS CABERNET -
LOVING BABY BOOMERS
AND MILLENNIALS WEANED
ON EXOTIC COCKTAILS SEEK
MORE COMPLEX FLAVORS IN
THEIR BREWS."
- BLOOMBERG NEWS, MARCH
2012
Today America, and especially Texas, is experiencing a revival of its brewing
tradition. Craft breweries are defined by the Brewers Association as small
(producing less than 6 million barrels), independent (less than 25% of
the craft brewery is owned or controlled by alcoholic beverage industry
member that is not a craft brewer) and traditional (all malt flagship or at
least 5o% of its volume in all malt beers which use adjuncts to enhance
rather than lighten flavor). 2,347 craft breweries operated for some or all
of 2012, comprised of 1,132 brewpubs, 1,118 microbreweries and 97 regional
craft breweries, this is the most in operation since the pre -Prohibition era.
Growth of the craft brewing industry in 2012 was 15% by volume and 17% by
dollars compared to growth in 2011 of 13% by volume and 15% by dollars.
INTRODUCTION TO CRAFT BREWERIES
Craft breweries are a historic means for satisfying the public's demand for
a greater variety of fresh quality beer. In the late nineteenth and early
twentieth centuries, the United States supported nearly four thousand (400o)
breweries, the majority being independent local and regional operations
producing a vast array of Old World beer styles. Without question,
Prohibition nearly destroyed this American brewing history and tradition.
ADVANTAGES OF CRAFT BREWERIES
One of the advantages of a craft brewery is its ability to supply its product
to the consumer when it is at its peak of freshness. Craft breweries are
brewing a handcrafted product on a more limited scale where quality is
the most important concern. For this reason, using the highest quality
traditional ingredients - malted barley, hops, yeast and water - is justified,
rather than the chemicals and cheaper adjuncts such as corn and rice which
are used by large scale brewers to cut costs. Fresh quality beer produced
locally, without chemicals in processing or for preservation, is the key note
of the craft beer industry.
The craft brewery has the additional advantage of bringing the beer
drinking public into immediate contact with the equipment, people and
operation associated with the beer production. A well designed craft
brewery with tap room allows the public to witness first-hand the creation
of the handcrafted beer they are drinking, feel like they are part of the
process, and take pride in their 'local' beer.
INDUSTRY OUTLOOK (cont.)
LOCAL MARKET ANALYSIS
EVEN CEDAR RAPIDS,
IOWA, WITH A
POPULATION ALMOST
EQUAL TO PEARLAND'S,
I5 HOME TO THREE (3)
LOCAL CRAFT BREWERIES!
Craft breweries & brewpubs in the greater Houston area.
BREWERY
CITY
BREWERY SIZE
PRODUCTION
Saint Arnold
Houston
120 bbl brew system &
24o bbl fermentors
49,112 bbls in 2012
(Projected 60,000 bbl
2013)
Karbach
Houston
3o bbl brew system
& 6o bbl fermenting
tanks
30,000 bbls Annually
No Label
Katy
15 bbl brew system &
(2) 15 bbl (1) 3o bbl
fermenting tanks & 30
bbl conditioning tank
700 bbls in 2011
1700 bbls in 2012
5000 bbls in 2013
8th Wonder Brewing
Houston
zo bbl
moo bbls Annually
Buffalo Bayou Brewing
Houston
woo bbls Annually
Lone Pint
Magnolia
3o bbl
2000 bbls Annually
Galactic Coast
Dickinson
3 bbl Upgrading to 7
bbl
1000 bbls Annually
Southern Star
Beaumont
15 bbl (upgrading to 6o
bbl in 2014)
8,000 bbls in 2012
10,000 bbls in 2013
Fort Bend Brewing
Missouri City
3o bbl w/(4) 3o bbl &
(2) 6o bbl fermenters &
(1) 6o bbl bright tank
3000 bbls Annually
Cycler's Brewing
Montgomery
8 bbl
<500 bbls Annually
Texian Brewing
Richmond
3o bbl brewhouse & 60
bbl hot liquor tank
n/a
Houston Budweiser
12.5 million bbls
PARCEL MAP
1231 East Broadway
Shauntel Street
FM518, East Broadway
RESPONSIVE RESULTS -ORIENTED TRUST -BUILDERS ACCOUNTABLE
Attachment A
Joint Public Hearing Packet
Memo
To: City Council and Planning and Zoning Commission
From: Planning Department
Date: August 18, 2014
Re: Zone Change Application Number 2014-12Z
A request of Brian Allen with Baks Brewery, applicant; on
behalf of George Gartner, owner; for approval of a
change in zoning from General Commercial (GC) to a
non-residential Planned Development known as Baks
Brewery; on approximately 2.94 acres of land.
Proposal
The subject property includes approximately 2.939 acres of land, of which the applicant
is requesting approval of a Planned Development (PD) in order to operate a brewery.
The applicant's intent is to convert the primary building on site into a micro -brewery that
will brew and distribute beer to licensed retail outlets, as well as provide a tasting room
and retail operation open to the public. Customers will have the ability to purchase beer
at retail prices for both on-site consumption and beer to go in the form of growler fills,
and eventually 6 packs and 22 ounce bottles. A small area inside of the brewery will be
available to the general public to rent for special events, such as birthday parties,
wedding receptions, corporate functions, etc. The applicant intends to construct an
additional building of Tess than 500 square feet for storage of ingredients and products
and will utilize all other existing primary and accessory buildings on site.
The overlay zoning district for the proposed development, is General Commercial (GC),
with the addition of the proposed use. It is important to note that the existing zoning
district permits a host of various non-residential uses, including the applicant's proposed
retail component of the brewery and the hosting of special events. Additionally, a
restaurant that serves alcohol would also be allowed at the subject location. The
purpose of the PD is to allow the manufacturing component of the business, categorized
by the Unified Development Code (UDC) as `Manufacturing, Industrial Storage or
Assembly Process Not Prohibited by Law," and is defined as a facility that houses
manufacturing, storage, and assembly operations including, but not limited to, beverage
plant, fabrication, metal finishing, foundry, ice plant, machine shop, mill, printing plant,
11
RESPONSIVE RESULTS -ORIENTED TRUST -BUILDERS ACCOUNTABLE
publishing and bindery plant, masonry products manufacturing, refinery for
nonagricultural products, food products, processing and packaging plant, and precision
instruments manufacturing."
Various improvements are proposed, including over 49% open green space, including
the area towards the rear of the existing buildings (north of the site), along Mary's
Creek. This area will remain as undeveloped open green space with park benches, and
a small picnic area. In support of the City's hike and bike trail, the applicant proposes a
trail that will eventually connect to the city's trail, where a gate will provide access to the
brewery. This area will provide a significant natural buffer between the existing single
family subdivision and the brewery and should mitigate the majority of potential negative
impacts. Other improvements include facade upgrades. The current facade is metal
and the applicant will cover with masonry materials. Baks Brewey will provide at least
two (2) separate bicycle racks; a new sprinkler system; installation of sidewalks; and
removal and replacement of dead and diseased trees and shrubs. The trail will be
constructed with other site improvements, prior to the issuance of a Certificate of
Occupancy. It is important to note that the Parks Department has indicated that the
proposed trail in the area is listed on their long range plan and there are no active
planning efforts for construction of the proposed hike and bike trail in the area.
A variance was approved by the ZBA in April, 2014 to reduce the lot size for a non-
residential PD. At the public hearing nearby residents raised concerns regarding the
following:
• Consumption of alcohol on site
• Odor from the brewing process
• Potential for loud music and noise
• Proximity of proposed use to a daycare
• U -Turns into the daycare to access the Brewery from the east bound lanes on
Broadway
• Hours of operation
• Increase in traffic along Shauntel Street
The applicant addressed traffic issues, screening/buffering and smells in the PD
document. Staff addressed concerns as well below:
Traffic:
There is only one (1) driveway with a gate onto Shauntel Street that would allow patrons
to drive into the neighborhood. Baks proposes signage on both sides of the gate upon
exiting that will state "DO NOT TURN RIGHT. NOT A THRU STREET." The proposed
signage should prevent patrons of the brewery from entering the neighborhood. The
21
RESPONSIVE RESULTS -ORIENTED TRUST -BUILDERS ACCOUNTABLE
applicant also proposes to close the gate when not needed to limit any traffic from
entering/leaving the property via Shauntel Street.
Screening:
Baks proposes to install two (2) gates, approximately 6 feet in height to block vehicles
from accessing the rear and side yards of the property, adjacent to the east and north
sides of the building. According to the applicant, this will prevent traffic from being able
to see, watch or speak to anyone on adjacent property. Additionally, the outdoor
seating area will be on the west side of the building, which according to the applicant
will also prevent anyone from seeing/speaking to any persons on adjacent property.
Additionally, the applicant proposes over 49% open /green space, most of which is
located on the north side of the site near Mary's Creek and the existing single family
subdivision. This area will provide a significant natural buffer and will reduce any
negative impacts to the existing neighborhood.
Smells:
According to the applicant, the only smells produced by brewing beer would be the
smell of boiling grain. The smells will not be unpleasant and will be similar to cooked
oatmeal.
Noise:
The City of Pearland has a noise ordinance that would be applicable to the property,
similar to other properties on Broadway Street, and throughout the City of Pearland.
According to the City's Charter, it is unlawful for any person to knowingly make, cause
to be made or allow any loud, disturbing or unnecessary noise in the City which is
offensive to the sensibilities of a reasonable prudent person, so that it renders the
enjoyment of life or property uncomfortable, or interferes with the public peace and
comfort. There is no mention of decibel (loudness) levels.
Proximity to Daycare:
The applicant has contacted TABC, and the separation requirements are met. The
daycare is not directly adjacent to the subject property, and is separated by two (2)
tracts to the east.
Public Notification/Comment
Staff sent public notices, comment forms and a vicinity map to the applicant, the owner
of the property and to property owners within 200 feet of the subject property under
consideration for the Baks Brewery PD. Additionally, a legal notice of the public hearing
was published in the local newspaper, and a notification sign was placed on the
RESPONSIVE RESULTS -ORIENTED TRUST -BUILDERS ACCOUNTABLE
property by the applicant. As of the date of this writing, staff has not received any
returned notices from property owners within 200 feet of the site.
Recommendation
Staff recommends approval of the request to change the zoning of the site from General
Commercial (GC), to a non-residential PD, with a base zoning and overlay zoning
district of GC, with the addition, of the proposed use; for the following reasons:
1. The property is located within the General Commercial (GC) zoning district, and
within the Corridor Overlay District (COD) overlay district. The applicant
proposes to conform to the standards of both. Improvements will be made to the
existing building, which will be an enhancement to the neighborhood and will
create an enhanced aesthetic appeal. These improvements include facade
upgrades to the existing metal building, which will be covered with stucco; over
49% of landscaped/open green space will not be altered and provides a natural
buffer between the brewery and the single family subdivision to the north.
Improvements will be made to the existing decorative fencing, which
encompasses the entire property with the exception of the open green area.
Baks Brewey will provide at least two (2) separate bicycle racks; a new sprinkler
system; installation of sidewalks; and removal and replacement of dead and
diseased trees and shrubs.
2. The applicant has attempted to address concerns raised by the neighborhood, as
illustrated on pages 2 and 3 of this memo.
Exhibits
1. Staff Report
2. Aerial Map
3. Zoning Map
4. Future Land Use Map
5. Notification Map
6. Notification List
7. PD Document
41
RESPONSIVE RESULTS -ORIENTED TRUST -BUILDERS ACCOUNTABLE
Exhibit 1
Staff Report
Summary of Request
The subject property includes approximately 2.939 acres of land, of which the applicant
is requesting approval of a Planned Development (PD) in order to operate a brewery.
The applicant's intent is to convert the primary building on site into a micro -brewery that
will brew and distribute beer, as well as provide a tasting room and retail operation open
to the public. A small area inside of the brewery will be available to the general public to
rent for special events, such as birthday parties, wedding receptions, corporate
functions, etc. The applicant proposes to add a small cold room, of less than 500
square feet, directly to the rear of the building for storage of ingredients and products.
Currently the existing primary building is comprised of a metal facade. The applicant
intends to improve the facade of the primary building by upgrading the metal facade
with masonry materials. This will create a more attractive building with frontage along
Broadway Street, and will be in compliance with the facade requirements of the Corridor
Overlay District. The site has a variety of landscaping on site which includes street trees
and shrubbery planted along Broadway Street and Shauntel Street. The site includes a
black wrought iron fence along Broadway Street and Shauntel Street, which the
applicant intends to repair, where needed, while also adding new shrubbery and trees
along Broadway and Shauntel Street, as well as internal landscaping on site.
As part of the micro -brewery concept the applicant intends to transform the existing
outdoor breezeway area into outdoor seating that will be available when the brewery is
open for tours and tastings to the public. There is a proposed trail in the rear of the
property which will run along Mary's Creek. The applicant intends to construct a trail
connecting this development to the City's trail in order to promote walkability and access
to the trail along the creek. This large green space at the rear of the property will be
maintained as a landscaped open space buffer to the residential neighborhood located
across Mary's Creek. The applicant will also construct picnic and seating nodes in this
RESPONSIVE RESULTS -ORIENTED TRUST -BUILDERS ACCOUNTABLE
area to enhance the hike and bike trail and open green area. This area will be available
to the public.
Conformance with the Thoroughfare Plan
The subject property is located at the northeast corner of Broadway and Shauntel
Streets. Broadway Street is a major thoroughfare to be widened. The ultimate right-of-
way required is 120 feet. Shauntel Street is a local street which requires an ultimate
right-of-way of 50 feet. According to the survey provided Broadway Street has an
existing right-of-way width of 100 feet and Shauntel Street width varies. Additional right-
of-way will be required along Broadway Street at the time of platting and possibly along
Shauntel Street.
Site History
The subject property is developed with an approximately 8,753 square foot building, and
an approximately 400 square foot accessory building used for storage that was
constructed in 1998. The property was annexed into the City of Pearland in June, 1960
and was most recently occupied by Sunbelt Rentals; a construction equipment and tool
rental company. Staff began discussions with the applicant regarding a micro -brewery
at the subject location in January 2014, when a pre -development meeting was held with
the applicant. The applicant indicated that the intent was to convert the primary building
on site into a micro -brewery that will brew and distribute beer, as well as provide a
tasting room and retail operation open to the public. The brewery component of the use
is categorized as "Manufacturing, Industrial Storage or Assembly Process Not
Prohibited by Law" by the UDC and is not permitted within the existing zoning district.
All other uses proposed are permitted. Staff discussed the idea of a Planned
Development (PD) to allow for the development, as proposed.
Chapter 2 of the Unified Development Code requires a gross contiguous area of at least
3 acres for a non-residential Planned Development district. As the site is currently
developed and a recent survey of the property has been completed, the property
includes 2.939 acres. On April 3, 2014, the Zoning Board of Adjustment approved a
variance to allow a reduction in the minimum district size of a nonresidential PD.
During the public hearing for the variance, nearby residents raised concerns regarding
the following:
• Consumption of alcohol on site
• Odor from the brewing process
• Potential for loud music and noise
• Proximity of proposed use to a daycare
• Access issues regarding the use of nearby properties
• Hours of operation
21
RESPONSIVE RESULTS -ORIENTED TRUST -BUILDERS ACCOUNTABLE
• Increase in traffic along Shauntel
The applicant addressed traffic issues, screening and smells in the PD document. Staff
addressed concerns as well below:
Traffic:
There is only one (1) driveway with a gate onto Shauntel Street that would allow patrons
to drive into the neighborhood. Baks proposes signage on both sides of the gate upon
exiting that will state "DO NOT TURN RIGHT. NOT A THRU STREET." The proposed
signage should prevent patrons of the brewery from entering the neighborhood. The
applicant also proposes to close the gate when not needed to limit any traffic from
entering/leaving the property via Shauntel Street.
Screening
Baks proposes to install two (2) gates, approximately 6 feet in height to block vehicles
from accessing the rear and side yards of the property, adjacent to the east and north
sides of the building. According to the applicant, this will prevent traffic from being able
to see, vvatch or speak to anyone on adjacent property. Additionally, the outdoor
seating area will be on the west side of the building, which according to the applicant
will also prevent anyone from seeing/speaking to any persons on adjacent property.
Additionally, the applicant proposes over 49% open /green space, most of which is
located on the north side of the site near Mary's Creek and the existing single family
subdivision. This area will provide a significant natural buffer and will reduce any
negative impacts to the existing neighborhood.
Smells:
According to the applicant, the only smells produced by brewing beer would be the
smell of boiling grain. The smells will not be unpleasant and will be similar to cooked
oatmeal.
Noise:
The City of Pearland has a noise ordinance that would be applicable to the property,
similar to other properties on Broadway Street, and throughout the City of Pearland.
According to the City's Charter, it is unlawful for any person to knowingly make, cause
to be made or allow any loud, disturbing or unnecessary noise in the City which is
offensive to the sensibilities of a reasonable prudent person, so that it renders the
enjoyment of life or property uncomfortable, or interferes with the public peace and
comfort. There is no mention of decibel (loudness) levels.
3
RESPONSIVE RESULTS -ORIENTED TRUST -BUILDERS ACCOUNTABLE
Proximity to Daycare:
The applicant has contacted TABC, and the separation requirements are met. The
daycare is not directly adjacent to the subject property, and is separated by two (2)
tracts to the east.
The site is surrounded by a mix of various uses, including Hazeldale Estates to the
north, single family subdivision; and various non-residential uses such as restaurants,
skate center and a strip retail center to the south; a daycare to the east and
undeveloped land to the west. The below table identifies surrounding uses and zoning
districts:
Conformance with the Unified Development Code
The proposed .micro -brewery is categorized as "Manufacturing, Industrial Storage or
Assembly Process Not Prohibited by Law" by the Unified Development Code (UDC).
The proposed use is defined as a facility that houses manufacturing, storage and
assembly operations, including, but not limited to, beverage plant, fabrication, metal
finishing, foundry, ice plant, machine shop, mill, printing plant, publishing and bindery
plant, masonry products manufacturing, refinery for nonagricultural products, food
products, processing and packaging plant and precision instruments manufacturing.
Additionally a variance was approved by the Zoning Board of Adjustment to allow a
reduction of the land area for a PD. The PD, if approved, will conform to the regulations
of the GC zoning district, as well as the Corridor Overlay District, with few exceptions.
Conformance with the Comprehensive Plan
The subject property is located within the Retail, Offices and Services Future Land Use
Designation, which incorporates neighborhood or convenience shopping centers, or
developed or separate uses located on major street intersections, with limited outdoor
retail activities, adequate buffers from adjacent single family subdivisions. Appropriate
zoning districts include OP, NS and selected GB uses.
41
Zoning
Land Use
North
Single Family Residential 3 (R3)
Hazeldale Estates Single
Family Subdivision
South
General Commercial (GC)
Undeveloped Land,
Restaurants, Skate Center
East
General Commercial (GC)
Office Professional (OP)
Undeveloped,
Daycare
West
General Business (GB)
Undeveloped Land
Conformance with the Unified Development Code
The proposed .micro -brewery is categorized as "Manufacturing, Industrial Storage or
Assembly Process Not Prohibited by Law" by the Unified Development Code (UDC).
The proposed use is defined as a facility that houses manufacturing, storage and
assembly operations, including, but not limited to, beverage plant, fabrication, metal
finishing, foundry, ice plant, machine shop, mill, printing plant, publishing and bindery
plant, masonry products manufacturing, refinery for nonagricultural products, food
products, processing and packaging plant and precision instruments manufacturing.
Additionally a variance was approved by the Zoning Board of Adjustment to allow a
reduction of the land area for a PD. The PD, if approved, will conform to the regulations
of the GC zoning district, as well as the Corridor Overlay District, with few exceptions.
Conformance with the Comprehensive Plan
The subject property is located within the Retail, Offices and Services Future Land Use
Designation, which incorporates neighborhood or convenience shopping centers, or
developed or separate uses located on major street intersections, with limited outdoor
retail activities, adequate buffers from adjacent single family subdivisions. Appropriate
zoning districts include OP, NS and selected GB uses.
41
RESPONSIVE RESULTS -ORIENTED TRUST -BUILDERS ACCOUNTABLE
Platting Status
The subject property is not platted. Improvements that increase the impervious surface
area on site will trigger platting of the property.
Availability of Utilities
According to GIS data, there is an existing 12 inch water line running along the frontage
of the property along Broadway Street and an 8 inch water line along Shauntel Street.
The property has a pump system which is connected to a sanitary force main for sewer
services.
Impact on Existing and Future Development
The property is zoned as GC, General Commercial district and abuts GB, General
Business district to the west across Shauntel Street, the R-3, Single -Family Residential
district to the north across Mary's Creek, and the GC, General Commercial district to the
east and south across Broadway Street.
The site is currently developed and the applicant intends to add a cold room of less than
500 square feet for storage of ingredients and products. There should be no major
impact on existing and future developments. Due to the amount of open space (49%)
near the rear of the property along the north side, this area will provide a natural buffer
between 1he brewery and the single family subdivision to the north.
Additional Comments
The request has been reviewed by the Development Review Committee (DRC), and
there are no further comments.
Public Notification
Staff sent public notices, comment forms and a vicinity map to the applicant, the owner
of the property and to property owners within 200 feet of the subject property under
consideration for the zone change. Additionally, a legal notice of the public hearing was
published in the local newspaper, and a notification sign was placed on the property by
the applicant.
Opposition to or Support of Proposed Request
As of the date of this writing, staff has not received any comments either in opposition to
or in support of the proposed Baks Brewery PD.
5
RESPONSIVE RESULTS -ORIENTED TRUST -BUILDERS ACCOUNTABLE
Recommendation
Staff recommends approval of the request to change the zoning of the site from General
Commercial (GC), to a non-residential PD, with a base zoning and overlay zoning
district of GC, with the addition, of the proposed use; for the following reasons:
1. The property is located within the General Commercial (GC) and within the
Corridor Overlay District (COD) overlay district. The applicant proposes to
conform to the standards of both. Improvements will be made to the existing
building, which will be an enhancement to the neighborhood and will create an
enhanced aesthetic appeal. These improvements include facade upgrades to
the existing metal building, which will be covered with stucco; over 49% of
landscaped/open green space will not be altered and provides a natural buffer
between the brewery and the single family subdivision to the north.
Improvements will be made the existing decorative fencing, which encompasses
the entire property with the exception of the open green area. Baks Brewey will
provide at least two (2) separate bicycle facilities; a new sprinkler system;
installation of sidewalks; and removal and replacement of dead and diseased
trees and shrubs.
AERIAL MAP
ZONE CHANGE
2014-12Z
BAKS BREWERY PD
This product is for informational purposes and
may not have been prepared for or be suitable
for legal, engineering, or surveying purposes. It
does not represent an on -the -ground survey and
represents only the approximate relative location
of property boundaries.
1 inch = 250 feet
22 MAY 2014
PLANNING DEPARTMENT
408
1406
1404
;l 1402
1405' t4
708 / 2711 2712
2713 2714 705
2716 2707
2715 2718 c� 2709
2720 4 2711
2712
27221.-.2715713 CO 270
V 2714
4 2716 t40/ 2709
2717 2718 � 2711
2719 J 2713 2
2720 271
2721 2722 ��� 2715
723 2716
2724 2717
2706 1, 1307
7/�� 1305 1307
2708 1303
2710 2703 5iS5 1301 1305
2705 /1303
2706 I 2701
7 L
2708 do \
2710 C3 2703
712' 2705
4 �) .i 2707
`C` 2709
1309
272
2726
2728
1329
1329
p
tr2
9�0 2726 ,2719 2718
2720
'1.1.0.1 042722
2725 2723 -1 6f' 2717
2719
x4719
2713
2715
1325
1304
1302
2711
R-3
1310
1001A
1303
1301 1302
8501
MF
GC
1302
1302
1230
1130
35243522
R-4
3526
Qv
�, 3513
3515
c( 3517
3519
3521
3523
108
106
104
102
906
ZONING MAP
ZONE CHANGE
2014-12Z
BAKS BREWERY PD
This product is for informational purposes and
may not have been prepared for or be suitable
for legal, engineering, or surveying purposes. It
does not represent an on -the -ground survey and
represents only the approximate relative location
of property boundaries.
1 inch = 250 feet
14
22 MAY 2014
PLANNING DEPARTMENT
1405-
1408 1403
1406 1401
13,
1404
271
1402
Low Density Residential
2
708 2711 2712 1309
2709 2713 2714 2705 2706 1307 1309
2716 2707 1305 1307
2708 uj 1303
27202718 �� 2711709 2710 tL�� 2703 1301 1305
OA 2712 �'` 2705 1303
2722 !!� 2713 2714 t�� 2707 2706 2701
2724 NV 2715 2716 P` 2709 2708
2726 2717 2710
2728 2719 27202718 2713 271127142712 2705
2707
2730 2721 Medium Density Residential
2723 27242722 271727 15 2716 CO 2709
2718 2711
2726 , 2719 2720 V� 2713
41"2722 2715
Public / Semi -Public 27252723 �ST \X 2717
2703
1304 2719
2719
303
801
1302
High Density Residential
3501
1302
����, 3513
` 3515
3522 Q 3517
3524 3519
3526
3521
3523 3520
108
106
104
102
906
1000
FLUP MAP
ZONE CHANGE
2014-12Z
BAKS BREWERY PD
This product is for informational purposes and
may not have been prepared for or be suitable
for legal, engineering, or surveying purposes. It
does not represent an on -the -ground survey and
represents only the approximate relative location
of property boundaries.
1 inch = 250 feet
22 MAY 2014
PLANNING DEPARTMENT
1408
1406
1404
140
2716
2714
708 2711 714 71
2713
2719 2715
1402 2719
2721
/r
1329
1329
1325
717
1307 1309
1305 1307
1303 1305
1301
— 1303
2701
2728
1310
1302
1302
2730
sT
1302
2717
2719 2720
2721
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2723 2717
2724
2718
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2703
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1302
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1230
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/106
104
102
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NOTIFICATION MAP
ZONE CHANGE
2014-12Z
BAKS BREWERY PD
This product is for informational purposes and
may not have been prepared for or be suitable
for legal, engineering, or surveying purposes. It
does not represent an on -the -ground survey and
represents only the approximate relative location
of property boundaries.
1 inch = 250 feet
22 MAY 2014
PLANNING DEPARTMENT
NAME
HOBBS HELEN MERRITTIA
RIVERA PEREZ RAFAEL A & MARIA D CRISPIN
BOYKIN DIXIE L
DANSE JENNIFER L
BURGE-MAREZ NAOMI DELORA
BEAN JENNIFER H & BRENT D
BELKANP PETER W & LINDA G
HENDERSON CLARENCE J & VERONICA M
EAVES JONATHAN
OLALDE FRANCISCO & MELVINETTE
MAULDIN TROY L & LOIS
EAVES JONATHAN
DOCKSIDE THREADING INC
CLEMMONS LAURIE G
GARTNER INTEREST LTD
CLEMMONS LAURIE G
FLOYDS PEARLAND DEVELOPMENT INC
JRC 1300 LLC
FLOYDS PEARLAND DEVELOPMENT INC
MOORE MARTIN R
ACHOUR BECHIR
BRIAN ALLEN
ADRESS
2722 SHAUNTEL ST
2723 LEROY ST
3703 W PINE ORCHARD DR
2719 SHAUNTEL ST
2726 SHAUNTEL ST
2722 HAZEL ST
2723 SHAUNTEL ST
2725 SHAUNTEL ST
2719 HAZEL ST
1304 JACK ST
1302 JACK ST
2719 HAZEL ST
1020-789W PENDER ST E
1111 BROADWAY ST
2433 MAX RD
1111 BROADWAY ST
1300 BROADWAY ST
6307 WASHINGTON AVE
1300 BROADWAY ST
2404 LONGWOOD DR
2730 LEROY ST
2914 PICCADILLY CIR
ADDRESS 2 CITY STATE ZIP
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
VANCOUVER BC V6A 1V8 CANADA
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
HOUSTON TX 77007
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
PEARLAND TX 77581
Planning Department
3523 Liberty Drive
Pearland, Texas 77581
281-652-1765
281-652-1702 fax
PUBLIC
COMMENT
FORM
cC3CA\CL\Z
ZONE CHANGE APPLICATION NO. 2014-12Z
A request of Brian Allen with Baks Brewery, applicant; on behalf of George Gartner, owner;
for approval of a change in zoning from the General Commercial (GC) to a non-residential
Planned Development (PD) known as Baks Brewery; on approximately 2.94 acres of land.
Joint Public Hearing to be held Monday, August 18, 2014 at 7:30 PM in the
Council Chambers of City Hall, 3519 Liberty Drive, Pearland, Texas.
If you are unable to attend the Joint Public Hearing, but wish to have your opinions made a
part of the public record, please complete this form and return to the Planning Department at
the above noted address by mail, by fax, or drop off in person, prior to the Joint Public
Hearing.
I am IN FAVOR OF the request as explained on the attached notice.
(Checking "IN SUPPORT OF" means that you support the request and feel that the
%.----
request should be approved accordingly).
Ci
I am OPPOSED TO the request as explained on the attached notice.
(Checking "OPPOSED TO" means that you are in opposition to the request and feel
that the request should be denied).
Name: 14-e\Acters0"C(/.tf-. tAce J'.
Address (of property within 200 f et of the subject site): 21 hS 5 Li..„‘,,,4x,1 ,
Signature: Date: ($---`"`1 69
COMMENTS: ` "'.e(no k ek ---(' --i- -to (A^7-t�c�cAr 6r
-- c Ce. ce.AA . .c,,,i i- 7 -tom ,.9....c,c -1- xi- 1 C " (�
c, =E--/ - -2- 0 i..� _i CI -c c,4., C C f -o e p
PETE BELKNAP & ASSOCIATES
PUBLIC
COMMENT
FORM
(281)993-5615
p.1
Planning Department
3523 Liberty Drive
Pearland, Texas 77581
281-652-1765
281-652-1702 fax
APPLICATION NO. 2014-12Z
ZONE CHANGE APP of George Gartner, owner,
applicant; on behalf to a non-residential
ning from the General Con a erroximaC)y 2 a 4 acres of lana.
A request of Brian Allen with Baks Brewery, pp
for Planned
De e a change in known as Baks Brewery, pp
Planned Development (PD)
be held Monda Au ust 18 2014 at 7:30 PM in the
Joint Public Hearing to Drive, Pearland, Texas.
Council Chambers of City Hale 3519 Liberty
If you are
unable to attend the Joint Public Hearing, but wish to have your opinions made a
ning
artment
part of the public record, please complete this form and return to o the joy to the po Joint Pubs
the above noted address b mail b fax or drop offin
Hearing.
I am IN FAVOR OF the request as explained on the attached notice.
(Checking "IN SUPPORT OF" means that you support the request and feet that the
request should be approved accordingly).
I am OPPOSED TO the request as explained on the attached notice.
(checking "OPPOSED TO means that you are in opposition to the request and feel
'that the request should be denied).
Name:
Address (of property within 200 feet of.1the subject site)- ff S.414aii4C.I,
9 £
a)/4
Signature:
4
Date:
COMMENTS: /y1 -i �7�`' (�(��/�� �_fi �f,�
••
LrLrl_ L -Q aL 1� �L�
PETE BELKNAP & ASSOCIATES
z4L
(281)993-5615 p2
aue- 15-1t f
(0
z a-lfe=ezteili /YAW c74—
a,
Libtici ale
\-4wz-VaJ
281 Gartner Coatings,Inc.
Planning Department
3523 Liberty Drive
Pearland, Texas 77581
281-652-1765
281-652-1702 fax
PUBLIC
COMMENT
FORM
07 55:04 08-14-2014
ZONE CHANGE APPLICATION NO. 2014-12Z
A request of Brian Allen with Baks Brewery, applicant; on behalf of George Gartner, owner;
for approval of a change in zoning from the General Commercial (GC) to a non-residential
Planned Development (PD) known as Baks Brewery; on approximately 2.94 acres of land.
Joint Public Hearing to be held Monday, August 18, 2014 at 7:30 PM in the
Council Chambers of City Hall, 3519 Liberty Drive, Pearland, Texas.
If you are unable to attend the Joint Public Hearing, but wish to have your opinions made a
part of the public record, please complete this form and return to the Planning Department at
the above noted address by mail, by fax, or drop off in person, prior to the Joint Public
Hearing.
I am IN FAVOR OF the request as explained on the attached notice.
(Checking "IN SUPPORT OF" means that you support the request and feel that the
request should be approved accordingly).
I am OPPOSED TO the request as explained on the attached notice.
(Checking "OPPOSED TO" means that you are in opposition to the request and feel
that the request should be denied).
5012-6-6.,
Name:
Address (of property within 200 feet of the subject site): 1 23 / g2o.4w4L/
Signature: �� '' Date: /4-14
COMMENTS: