HomeMy WebLinkAbout021014 DRC - City Centre MicrobreweryCITY OF PALM BEACH GARDENS
MEMORANDUM
TO: Aries Page, GIS Division (w/attachments)
Bruce Gregg, Seacoast Utility Provider (w/attachments)
Jack Schnur, Police Department (w/attachments)
Mark Hendrickson, Forestry Department (w/attachments)
Dave DeRita, Fire Department (w/ attachments)
Scott Danielski, Building Department (w/attachments)
Todd Engle, Engineering (w/attachments)
Via PBG Email:
Patty Snider, City Clerk
Ray Ellis, Deputy City Clerk
Donna Kramer, Municipal Services Coordinator
David Reyes, Director of Parks and Public Facilities
Jack Doughney, Deputy City Manager
Mike Morrow, Operations Director
R. Max Lohman, City Attorney
Angela Brown, Operations Manager
Bahareh Wolfs, Development Compliance and Zoning Manager
Natalie M. Crowley, Director of Planning & Zoning
Via Email:
Alan Boaz, Florida Power and Light
Gerald Gawaldo, Palm Beach County
Rick Kania, Waste Management
Ken Roundtree, North Palm Beach Improvement District
DATE: January 8, 2014
FROM: Tamashbeen Rahman, Planner
trahman@pbgfl.com
561-799-4237 (direct)
561-799-4281 (fax)
SUBJECT: Development Review Committee (DRC) Meeting for Petitions PUDA-13-12-000053,
CUMJ-12-12-000029, and LDRA-13-12-000050 (City Centre Twisted Trunk
Microbrewery). The subject site is located at the southeast corner of PGA Boulevard and
Ellison Wilson Road.
Date and Time: February 10, 2014 at 3:00 pm
Please provide your comments on the subject DRC petition no later than 12:00 p.m. on Wednesday,
January 13, 2014. Your comments must be forwarded to my attention by that date and time so that
written comments can be given to the applicant in accordance with the timeframes established in the
City’s Land Development Code. Should you have no comments, please indicate so in a memo.
Additional copies of the complete application are available in the Planning & Zoning Department.
Page 2 of 2
MEETING DATE:
A Development Review Committee meeting will be held in the Palm Beach Gardens Lobby
Conference Room to review the following request on February 10, 2014 at 3 pm.
Petitions PUDA-13-12-000053, CUMJ-12-12-000029, and LDRA-13-12-000050 (City Centre
Twisted Trunk Microbrewery):
A request on behalf of the property owner, CFO2 Palm Beach LP, for a Planned Unit Development
(PUD) amendment, Major Conditional Use and Text Amendment to allow for the location of a
microbrewery within of the City Centre PUD, located at the southwest corn er of PGA Boulevard and
U. S. Highway One in Palm Beach Gardens (PBG).
The subject site is an existing 13.58 acre development zoned PUD and has a future land use
designation of Commercial. The development received a determination of build-out from the City of
Palm Beach Gardens Staff on December 29, 2004. All parcels within the PUD have been constructed
with the exception of a future un-built development site (Parcel F). The site is located within the PGA
Boulevard Corridor Overlay.
The applicant is seeking to locate the Tequesta-based Twisted Trunk microbrewery within 5,773
square feet of Building E in the PUD, which is located at the southeast corner of Ellison Wilson Road
and PGA Boulevard. In addition, the applicant is seeking approval of 692 square feet of outdoor
seating and the addition of a door to the west elevations to allow for deliveries for the microbrewery.
Because of the large grade change and mature landscape buffer, the proposed delivery door will not be
seen from the adjacent rights-of-way. No additional building area is proposed nor will any setbacks be
affected. Additionally the applicant is proposing to locate required mechanical equipment within the
existing mechanical equipment area on the south side of the subject building. In accordance with PBG
requirements for screening, the applicant is proposing a four (4) foot wall (to match existing structures)
on the south and west sides of the equipment. The proposed screening design will be consistent with
other areas within the PUD that provide screening from the public view. To the north and east, the
equipment location is surrounded by Building E and no additional screening is required.
To bring this new business to the PUD, the applicant is requesting a PUD amendment and major
conditional use to add the use to the PUD. In addition, the applicant is requesting an amendment to the
City’s Land Development Regulations (LDRs) to allow for microbreweries within the PGA Boulevard
Corridor Overlay. On September 10, 2013, the City adopted Ordinance 11, 2013 which allows for
microbreweries, as a conditional use, within the City. The text amendment proposes to include
microbreweries within the PGA Boulevard Corridor Overlay as a major conditional use.
Thank you for your ongoing cooperation and assistance. Please contact this office at (561) 799-4237
should you have any questions.
Attachment:
Submittal Package
cc: Anne Booth, Urban Design Kilday Studios
Page 1 of 7
Urban Planning and Design
Landscape Architecture
Communication Graphics
PROJECT NARRATIVE
TWISTED TRUNK MICROBREWERY
@ CITY CENTRE
PLANNED UNIT DEVELOPMENT AMENDMENT,
MAJOR CONDITIONAL USE and TEXT AMENDMENT
December 18, 2013
Request/Location
Please accept this request, on behalf of the property owner and applicant, CFO2 Palm Beach
LP, for a Planned Unit Development (PUD) amendment, Major Conditional Use and Text
Amendment to allow for the location of a microbrewery within of the City Centre PUD,
located at the southwest corner of PGA Boulevard and U. S. Highway One in Palm Beach
Gardens (PBG).
The subject site is an existing 13.58 acre development zoned PUD and has a future land use
designation of Commercial. The development received a determination of build-out from the
City of Palm Beach Gardens Staff on December 29, 2004. All parcels within the PUD have
been constructed with the exception of a future un-built development site (Parcel F). The site
is located within the PGA Boulevard Corridor Overlay.
The applicant is seeking to locate the Tequesta-based Twisted Trunk microbrewery within
5,773 square feet of Building E in the PUD, which is located at the southeast corner of Ellison
Wilson Road and PGA Boulevard. In addition, the applicant is seeking approval of 692 square
feet of outdoor seating and the addition of a door to the west elevations to allow for
deliveries for the microbrewery. Because of the large grade change and mature landscape
buffer, the proposed delivery door will not be seen from the adjacent rights-of-way. No
additional building area is proposed nor will any setbacks be affected. Additionally the
applicant is proposing to locate required mechanical equipment within the existing
mechanical equipment area on the south side of the subject building. In accordance with PBG
requirements for screening, the applicant is proposing a four (4) foot wall (to match existing
structures) on the south and west sides of the equipment. The proposed screening design will
be consistent with other areas within the PUD that provide screening from the public view. To
the north and east, the equipment location is surrounded by Building E and no additional
screening is required.
To bring this new business to the PUD, the applicant is requesting a PUD amendment and
major conditional use to add the use to the PUD. In addition, the applicant is requesting an
amendment to the City’s Land Development Regulations (LDRs) to allow for microbreweries
within the PGA Boulevard Corridor Overlay. On September 10, 2013, the City adopted
Ordinance 11, 2013 which allows for microbreweries, as a conditional use, within the City.
The text amendment proposes to include microbreweries within the PGA Boulevard Corridor
Overlay as a major conditional use.
Page 2 of 7
The following proposed text amendment identifies the proposed addition in bold:
Section 78-221. PGA Boulevard Corridor Overlay
…
(d) Site Development guidelines
…
(1) District Uses
…
b. Permitted and prohibited uses.
…
(vii) Specialty retail uses that are not wholesale or discount in nature:
antique shop; appliance and/or electronics store; art gallery, museum, and/or
studio; bakery; bookstore; bridal/formalwear store; camera and photography
sales and service; candy, nuts, and confectionary sales; card store; clothing
store; department store (specialty or full line); drug store (drive-thru lanes shall
not face PGA Boulevard, provided stand-alone drug stores do not front upon
PGA Boulevard; floral or florist shop; furniture store; gift shop; grocery store
(specialty); ice cream shop; interior design (including sales); houseware sales;
jewelry store (including repair of jewelry and clocks); leather goods and luggage
store; microbreweries**; music and musical instrument sales; news and
magazine sales; office equipment sales; optical retail sales; pottery shop;
restaurant (no drive-thru; no exterior take-out windows); shoe store; sporting
goods sales; telecommunication equipment sales (for personal use only);
tobacco shop; toy store; and video and video game rental and sales.
* Minor Conditional Use approval required.
** Major Conditional Use approval required.
History
On April 17, 1997, the City Council adopted Ordinance 16, 1997, which approved an
amendment to the Oakbrook Center PUD and Flame Building PUD, later renamed as the City
Centre PUD, for site plan approval of office, retail, bank and restaurant space. The project
signage package was approved on June 19, 1997 through the adoption of Ordinance 26, 1997.
The City Council adopted Ordinance 26, 1998 on February 18, 1999 which granted a waiver to
allow the overhead power lines within the PGA Boulevard Corridor Overlay. The PUD Master
Plan was amended on June 15, 2000, through the adoption of Ordinance 11, 1999, and the
Parcel F approval was modified. Since then, several Administrative Amendments have been
approved for the site. The PUD received a determination of build-out from the City of Palm
Beach Gardens Staff on December 29, 2004.
Outdoor Seating and Landscape
The applicant is also proposing to include 18 tables with 36 chairs (two chairs per table) within
a casual outdoor seating area for the convenience of its customers. This outdoor seating area
Page 3 of 7
will have no service provided by the establishment. Based on LDR Section 78-191(d)(1),
Outdoor Seating - Exemptions, it is the applicant’s understanding that the proposed outdoor
seating at this location is therefore exempt from formal review, see below:
(d) Exemptions. The following are exempt from formal review of outdoor seating but shall
comply with section 78-191(a), applicability:
(1) Casual seating without service. Businesses, institutions, or uses that serve food or
beverages solely inside may have outdoor casual seating, such as a bench or tables and
chairs, and shall meet all accessibility standards.
The applicant proposes to replace the existing landscaping, adjacent the building’s frontage,
with decorative pots that will include ornamental, topiary, and/or succulent plant materials
for both an enjoyable and colorful aesthetic surrounding. The existing coconut palm will be
preserved. The applicant is also proposing to install decorative railing around the outdoor
seating area to define and provide a sense of place for the seating area. The applicant has
provided typical details on both the proposed decorative pots and railing.
Parking
The requested microbrewery will be parked at the standard 1 space per 250 square feet ratio
for retail uses. The submitted site plan reflects an updated site data table for the project. The
former restaurant parking ratio of 1 space per 3 seats and 1 space per employee has been
revised to reflect the current LDR requirements for restaurant parking at a ratio of 1 space per
250 square feet plus 1 space per 150 square feet. As a result of the change, the overall PUD
parking requirement has been decreased by 22 spaces. Excluding the proposed parking
garage improvements on Parcel F of the PUD, the current parking demand for the PUD is 377
spaces while 408 spaces have been provided.
Additionally, the applicant is proposing to provide two (2) reserved parking spaces adjacent
the new overhead door on the west elevation, see site plan. This parking will be reserved for
use by Twisted Trunk managers/employees. No additional parking is proposed to be reserved
for customers of the establishment.
There are no additional parking spaces required for the site as a result of the proposed
outdoor seating based on the above noted exemption from Section 78-191.
Major Conditional Use Criteria
Section 78-52(d) of the City Code establishes criteria for the review and approval of
conditional uses. The applicant has addressed its compliance with the criteria listed in the
referenced section. For your convenience, the criteria have been duplicated in bold and our
responses are in italics.
Page 4 of 7
Criteria. In addition to the application requirements listed above, a development order
application for a minor or major conditional use approval shall demonstrate compliance
with the criteria listed below.
(1) Comprehensive plan. The proposed use is consistent with the comprehensive plan.
The goal of the City’s Economic Development Element of its Comprehensive Plan states:
“GOAL 13.1.: THE ECONOMIC GOAL OF THE CITY OF PALM BEACH GARDENS IS TO ACHIEVE
SUSTAINABLE ECONOMIC DEVELOPMENT THROUGH A BALANCED AND DIVERSIFIED
ECONOMY WHICH IS COMPATIBLE WITH THE CITY’S QUALITY BUILT ENVIRONMENT AND
PROTECTS IMPORTANT NATURAL RESOURCES.” The proposed development review
request would allow for the location of new, high-quality, business.
(2) Chapter requirements. The proposed use is consistent with all applicable requirements
of this chapter.
The request meets the recently-created definition of microbrewery and all other applicable
standards and requirements for microbreweries found within the City’s Land Development
Regulations. As part of the PUD Amendment application, the applicant is not seeking any
waivers associated with the microbrewery. The request meets and exceeds all standards
with regards to setbacks, building height, landscape buffers, lot coverage, open space and
landscape points. The proposed project is consistent and often exceeds the requirements
of the Land Development Regulations.
(3) Standards. The proposed use is consistent with the standards for such use as provided in
section 78-159
Section 78-159 lists microbreweries as permitted, as a major conditional use, within the
CG-1 (General Commercial) zoning district, which is the underlying zoning designation for
the subject City Centre PUD. No specific standards for microbreweries are listed within
Section 78-159 of the City’s Land Development Regulations.
(4) Public welfare. The proposed use provides for the public health, safety, and welfare by:
a. Providing for a safe and effective means of pedestrian access;
The proposed microbrewery is located within the existing City Centre PUD. This
commercial/office center features safe pedestrian connections between buildings
within the center and to the PGA Boulevard corridor.
b. Providing for a safe and effective means of vehicular ingress and egress;
The City Centre PUD enjoys vehicular access from the adjacent Ellison Wilson Road,
PGA Boulevard and U.S. Highway One. The proposed microbrewery, located within the
project, will have access from PGA Boulevard and Ellison Wilson Road.
Page 5 of 7
c. Providing for an adequate roadway system adjacent to and in front of the site;
The proposed microbrewery will be located within an existing building and existing
commercial center, which is surrounded by public roadways and easements. The
proposed use has safe and efficient vehicular access.
d. Providing for safe and efficient onsite traffic circulation, parking, and overall control;
and
The requested use is proposed to be located within the existing building within an
existing commercial district. No changes to the City Centre traffic circulation pattern
nor its parking layout is proposed. The approved and built parking spaces and drive
aisles will service the requested use.
e. Providing adequate access for public safety purposes, including fire and police
protection.
The City Centre PUD is surrounded by PGA Boulevard, Ellison Wilson Road, U.S.
Highway One and Carolinda Drive. The subject site enjoys excellent vehicular access for
public safety purposes.
(5) Screening and buffering. The proposed use utilizes such techniques as landscaping,
screening, buffering, site or building design, or business operation procedures to
mitigate impacts on surrounding properties, including such impacts as:
a. Noise;
The proposed microbrewery will meet all noise requirements outlined in the City’s
Performance Standards (Section 78-661 of the City Code). The machinery associated
with the brewing of the beer is located inside the building, which will deaden any noise.
The landscaping buffers around the project are not proposed to change. The proposed
outdoor seating will meet all the requirements of Section 78-191 of the City’s Land
Development Regulations.
b. Glare;
No activities will be conducted outside which would create any glare. The brewing
activity will occur within an existing building.
c. Odor;
No use or activity is proposed that would create any offensive odors. Waste from the
microbrewery will be emptied regularly by a waste disposal provider.
d. Ground-, wall-, or roof-mounted mechanical equipment;
All ground, wall and roof-mounted mechanical equipment will be screened consistent
with the standards found in the City’s Land Development Regulations.
Page 6 of 7
e. Perimeter, interior, and security lighting;
No additional lighting is proposed within the project as the use will be located within
an existing commercial building. Security lighting will be provided to address any
CPTED issues.
f. Signs;
The tenant signage will be consistent with the adopted City Centre signage program.
No revision to the project’s signage program is proposed with this request.
g. Waste disposal and recycling;
Waste disposal and recycling will be regularly picked up by the designated waste
hauler, consistent with other businesses with the City within the City. A special grain
dumpster will be used and picked up by the designated waste hauler.
h. Outdoor storage of merchandise and vehicles;
No outdoor storage of merchandise or vehicles is proposed with this use. The outdoor
seating proposed will meet all the storage required within Section 78-191 of the City
Code.
i. Visual impact; and
The project’s large setbacks and existing landscape buffers will limit any visual impact
the proposed use may create.
j. Hours of operation.
The applicant is planning on the following hours of operation: Sunday, Tuesday,
Wednesday, and Thursday, noon until 11 p.m.; Friday and Saturday, noon until
midnight; Closed on Mondays.
(6) Utilities. The proposed use minimizes or eliminates the impact of utility installation,
including underground and overhead utilities, on adjacent properties.
The project will access existing utilities currently servicing City Centre through the Ellison
Wilson and PGA Boulevard corridor. No additional utility lines will need to be installed with
this request.
(7) Dimensional standards. The proposed use meets or exceeds all dimensional
requirements required by the chapter.
The proposed use meets all the dimensional requirements with regards to size and
massing, as it will be located within the existing City Centre PUD.
(8) Neighborhood plans. The proposed use is consistent with the goals, objectives, policies,
and standards of neighborhood plans.
There are no neighborhood plans for the subject site. However, it should be noted that the
site is located within the PGA Boulevard Corridor Overlay. The City Centre PUD is
consistent with all the requirements of the Overlay. In addition to the major conditional
Page 7 of 7
use request, the applicant is also requesting a text amendment to allow microbreweries
within the corridor.
(9) Compatibility. The overall compatibility of the proposed development with adjacent and
area uses, and character of area development,
As indicated above, the City amended its Land Development Regulations earlier this year to
allow microbreweries with the City as a major conditional use. The applicant is requesting
a text amendment to allow microbreweries within the PGA Boulevard Corridor. The
technology and the size of craft brewing allows for the use within existing commercial
structures.
(10) Patterns of development. The proposed use will result in logical, timely, and orderly
development patterns.
The approval of the requested use within the existing City Centre PUD commercial center
will not affect the current pattern of development within the area.
(11) Purpose and intent. The proposed use will be in harmony with the general purpose and
intent of this chapter and the goals, objectives, and policies of the city.
The proposed use meets and exceeds the City’s land development regulations and has
been designed to be in harmony with adjacent uses.
(12) Adverse impact. The design of the proposed use and structures will minimize any
adverse visual impacts or impacts caused by the intensity of the use.
The proposed use will be located within the existing structures of the City Centre PUD and
will not adversely impact any of the surrounding properties. The provision of outdoor
seating will be regulated by the City’s standards (Section 78-191). Outdoor seating is
permitted within the City’s commercial districts and along PGA Boulevard. The proposed
uses are consistent with approved elevations for the City Centre PUD and will not create
any adverse impacts.
(13) Environmental impact. The design of the proposed use minimizes any adverse impacts
that may be created, including impacts on environmental and natural resources
including air, water, stormwater management, wildlife, vegetation, and wetlands.
The requested use is proposed to be located within an existing building within an existing
commercial district. As such, the request will not create any adverse impacts to the
natural environment.
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Palm Beach Gardens, FL
Site Plan
CITY CENTRE PUD
Developed by P.G.Partners, Ltd.
10
0
'
50
'
25
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1"
=
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PARKING LEVEL 3A & 3B3A 30 CARS 3B 32 CARS = 62 CARS TOTAL PARKING LEVEL 2A & 2B2A 33 CARS 2B 35 CARS = 68 CARS TOTALTYPICAL H.C. PARKING STALLSCALE: 1/8" = 1'-0"2SP1TYPICAL PARKING STALLSCALE: 1/8" = 1'-0"2SP1
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