Agenda Item 5 CONDITIONAL USE DEV2014-095 Pai in the Sky Downtown / Ballough Road Redevelopment Board Staff Report TO: Downtown / Ballough Road Board Members FROM: Jason Jeffries, Project Manager DATE: December 22, 2014 APPLICANT: Mr. Joseph H. Hopkins, PE., on behalf of Pai in the Sky, LLC PROJECT: Pai in the Sky Retail & Restaurant on the ground floor and a School (yoga and martial arts studio) on the second floor; Change of Use, Building Addition & Restoration, Outdoor Table Service Conditional Use, & Alcohol Beverage Service Conditional Use. LOCATION: 150 W. International Speedway Blvd REQUESTED BOARD ACTION: Review the proposed conditional uses as required by Article 4, Section 7.2(b) of the Land Development Code. Review the proposed site plan as required by Article 4, Section 8.2(c) of the Land Development Code (LDC). Review application pursuant to the appearance standards for the redevelopment area as required by Article 3, Section 5.1 of the LDC PROJECT DESCRIPTION: Pai in the Sky, LLC is proposing to redevelop the historic Downtown Greyhound Bus Station building located at 150 W. International Speedway Boulevard. The applicant is proposing to restore the historic Streamline Moderne building to open a health food retail store and café on the ground floor and a yoga and martial arts training studio (school use) on the second floor. The applicant is proposing to repair exterior damage to the building and restore the facade to its original appearance. Current life-safety requirements for the commercial use of the second floor are requiring the applicant to propose an addition to the rear of the building for an elevator and stairwell and an addition to the front façade for a stairwell. [01.01.06 Pai in the Sky]
December 22, 2014 Pai in the Sky Page 2 The former bus drive-through will be converted to a café with alcohol beverage service. The project also includes the construction of outdoor patio area in front of the café, in the former driveway adjacent to W. International Speedway Blvd. The front outdoor patio area will be on a new hardscape plaza. There is a corresponding Historic Certificate of Appropriateness (COA) application (DEV2014-118) that requires approval by the Historic Preservation Board. The Board approved a COA for the exterior renovations and rear addition on October 18, 2014. On December 16, 2014, the Board approved the COA for the front addition for the additional stairwell. Staff also anticipates that the project applicant will be requesting a Historic Commercial Façade Grant, which requires approval from the CRA. SITE PLAN REVIEW Article 4, Section 8.3 of the LDC; the reviewing body, in reviewing a site plan, shall consider whether the proposal is consistent with all applicable policies of the comprehensive plan and whether any conflict in policy would be created. Land Use and Compatibility: The site is designated High Intensity Mixed Use on the City s Future Land Use Map. The High Intensity Mixed Use designation allows development with floor area ratios (FAR) up to 10. The net gross floor area of the building is 6,408 sq. ft. and the project has a FAR of 0.80. The applicant is proposing an adaptive reuse of a historic bus station. The proposed retail and restaurant use is compatible to adjacent uses in the Downtown retail district. Adjacent Land Uses And Zoning Classifications: Land Uses Land Use Designation Zoning Classification North Radio Station High Intensity Mixed Use RDD-2 (Central Business Mixed Use) South Accountant Office High Intensity Mixed Use East Shoe Repair High Intensity Mixed Use West Church High Intensity Mixed Use RDD-2 (Central Business Mixed Use) RDD-2 (Central Business Mixed Use) RDD-2 (Central Business Mixed Use) Zoning: The current zoning is RDD-2-H (Central Business Mixed Use - Historic). The purpose of the RDD-2 District is to promote and enhance pedestrian circulation between commercial uses and public facilities within this district, to provide flexible design controls and encourage the creation of plazas and pedestrian linkages, to ensure a viable central business district, and to allow activities and development designs appropriate to a central business district. The LDC defines schools in Article 2 3.1 (Use Designations) as a facility established, conducted, and primarily supported by a person or entity other than a governmental agency for the purpose of providing education or instruction in any field or pursuit, including dance, sports, self-defense, arts and crafts, and [01.01.06 Pai in the Sky]
December 22, 2014 Pai in the Sky Page 3 academics. Businesses commonly known as yoga and martial arts studios are defined as schools in the LDC. Schools, Retail and Restaurants are a permitted use in the RDD-2 zoning district. The applicant is proposing an outdoor table service area for the proposed restaurant, which is a conditional use in the RDD-2 zoning district. Article 12 5.2 (23) identifies the following conditions that apply to outdoor food & alcohol sales & service area. (a) Screening from a residential use or zone shall be provided with a six-foot-high wooden privacy fence or a six-foot-high masonry wall. (b) The perimeter of the use shall be defined in accordance with the State of Florida alcoholic beverage and tobacco regulations, and approved by the redevelopment review board. (c) The entire service area shall incorporate landscaping or textured treatment of the pavement. The proposed outdoor table service areas meets all the criteria listed above. The applicant has submitted plans for a hardscape plaza in the front yard, adjacent the public sidewalk, for the outdoor table service areas. The perimeter of the outdoor table area will be defined in accordance with the State of Florida alcoholic beverage and tobacco regulations. The proposed restaurant is not adjacent to a residential use. The applicant is proposing sales of beer and wine (2-COP) at the restaurant, which is a conditional use in the RDD-2 zoning district. Article 12 5.2 (66) identifies the following conditions that apply to alcohol beverage service in a restaurant in Downtown: One of the following sets of conditions must be met: (a) (b) All conditions for restaurants per article 17, section 2.13(b); or All of the following conditions: i. The establishment shall contain a full-service kitchen that includes a commercial refrigerator, freezer, and an oven or stove with hood and fire suppression system that is used for cooking and preparing food. ii. The kitchen shall remain open and food shall be available to patrons up until one hour before closing. iii. The establishment shall have restaurant seating arrangements covering at least 75 percent of the customer service area during all hours of operation. iv. The establishment may have live entertainment. v. The establishment shall not sell alcoholic beverages after midnight, except on Friday and Saturday nights when sales must end at 2:00 a.m. the following day. vi. Live outdoor entertainment, as permitted in accordance with City Code requirements, must cease by 10:00 p.m. on Sunday through Thursday and midnight on Friday and Saturday. The intent of the alcohol beverage service conditions for restaurants are to serve alcohol in a manner that will not negatively impact the surrounding retail business or residents. The applicant proposes a restaurant that complies with the [01.01.06 Pai in the Sky]
December 22, 2014 Pai in the Sky Page 4 conditions in Article 12 5.2 (66) (b). The applicant is requesting to sell beer and wine (2-COP) in the restaurant with a full service kitchen and seating arrangements that cover more than 75% of the customer service area. The applicant is proposing to prepare organic foods in a bistro setting, based on the products they sell in the retail store. Any live outdoor entertainment will have to comply with the conditional use criteria. The purpose of the H Overlay Classification is to serve the best interest of the health, safety, prosperity, and welfare of the citizens of Daytona Beach by enhancing public awareness of the city's historic resources and promote civic pride in the beauty and accomplishments of the past. 150 W. International Speedway, Daytona Beach Greyhound Bus Station, is listed individually on the Local Register of Historic Places. The Daytona Beach Greyhound Bus Station was added to the Local Register in 2007 (Ordinance 07-161). The proposed façade renovations are subject to review by the Historic Preservation Board. Requirement for Structures Zone Project Notes Minimum Lot Width None 75 Minimum Lot Depth None 110 Minimum Lot Area None 8,011 sq. ft. Front Setback None 0 Rear Setback None 0 Side Setback None 0 Side Street Setback None 0 Building Height None 30 Site Arrangement: The site plan includes an existing bus station building located on a 0.184-acre site. The building occupies almost the entire lot with a former driveway and drive-through on the east side of the property. The former bus drive-through will be converted to the café. A new 279 sq. ft. addition will be constructed on the rear of the building and a new 260 sq. ft. stairwell addition will be constructed on the front of the building. The applicant is proposing a hardscape outdoor patio area in the front of the café on the former driveway. Parking & Traffic Flow: The LDC does not require parking for retail and restaurants in the RDD-2 zoning district. On-street public parking is provided on Palmetto Avenue and W. International Speedway Blvd. and public parking lots are located behind the Beach Street buildings. The applicant will be required to replace the former driveway ramps with new curbing on the street. Requirement for Parking Lots Zone Criteria Required Project Notes 0 0 spaces Parking only required for residential uses in RDD-2 Site Landscaping: The applicant has provided plans for the hardscaped plaza that is proposed in the front yard. The LDC requires sites in redevelopment areas [01.01.06 Pai in the Sky]
December 22, 2014 Pai in the Sky Page 5 be brought into compliance with the minimal landscape requirements in Article 18, Section 2, to the greatest extent possible based on the physical constraints of the site. The constraints of the site with the existing structure covering most of the site with zero lot-line setback for the building does not provide areas for landscaping. The applicant is proposing a patio area with outside seating as a hardscape landscape element in the front of the café section of the building. Article 18, Section 2.4 (Property Perimeter) allows a maximum of 15% of hardscape landscape area in the property perimeter adjacent to public right-of-way. The proposed patio and entrance ramp will increase the hardscape landscape area to 100% of the property perimeter adjacent W. ISB. Article 4, Section 14 (Other Administrative Permits and Approvals) allows for administrative approval for modifications to technical standards of the LDC based on reasonable application of the technical standards in the circumstances particular to a specific development. The Design Guidelines for Redevelopment Districts in Article 12, Section 2.1 require plazas and public spaces to be incorporated into the project design to encourage pedestrian activity in intensely commercial areas. The applicant is providing an outdoor public space in a project adjacent the public right-of-way that has a high pedestrian traffic that is in keeping with the intent of the Design Guidelines for Redevelopment Areas. The minor modification to the landscape requirements is permitted for hardscape patio areas in front of commercial buildings adjacent W. ISB in the Downtown Redevelopment Area. Signage: The applicant is proposing three wall signs in the sign areas above the building entrances. Article 18 6.11 District Sign Schedule permits two signs on each street frontage, up to 100 sq. ft. for wall signs. The three wall signs, up to a maximum of 100 sq. ft. are permitted. The final wall sign designs will have to meet Redevelopment Design Standards for Signs and complement the architectural style of the historic building. Utilities: The Utilities Department has reviewed the site plan and found there is adequate capacity to serve the project. The project site is located within Flood Zone AE. The finish floor elevation of the structure is required to be raised one foot above the flood level of 5 feet. The applicant is proposing a finish floor of 5.16. The applicant is required to either flood proof the building or request a variance, approved by the City Commission, from the flood plain management ordinance to establish the finish floor at 5.16 for the historic structure. Design Guidelines and Requirements for Redevelopment Districts The applicant has provided detailed architectural elevations. The following is a summary and a staff response of the standards of Article 12, Section 2.1 of the Land Development Code. Project architecture: The existing building is designed in the Streamline Modern style of architecture. The applicant is proposing to preserve the building architecture with the proposed exterior repairs. Distinctive features that characterize the building will not be removed during the rehabilitation project. The [01.01.06 Pai in the Sky]
December 22, 2014 Pai in the Sky Page 6 applicant is not proposing to add features or elements from other historic buildings. Wherever possible, the deteriorated architectural features on the building will be replaced. The character of the building will be retained and the building will have an adaptive reuse of the property consistent with the Downtown retail district. The applicant is proposing a building addition that will match the historic architecture of the building. Building materials: The proposed building material is stucco. The stucco finish will be repaired or replaced to maintain the same appearance. The paint colors are proposed to remain the same. The building is listed individually on the Local Register of Historic Places. Article 4, Section 11.3 of the Land Development Code requires applications for a COA to be reviewed using the U.S. Department of Interior, Secretary of the Interior s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings in addition to any guidelines in the ordinance designating the district. On October 18, 2014, the Historic Preservation Board approved the request for a COA for the exterior renovations and the rear addition to the Historic Greyhound Bus Station. On December 16, 2014, the Historic Preservation Board approved the request for a COA for the front stairwell addition. The staff report to the Historic Preservation Board is attached. RECOMMENDATION: The Pai in the Sky rehabilitation project will improve a significant historic building in Downtown. The investment in a building in Downtown retail district and the site will continue the efforts to improve and stabilize Downtown. Staff recommends that the Downtown/Ballough Redevelopment Board APPROVE the site plan and the conditional uses for alcohol beverage service and outdoor table service for the project known as Pai in the Sky Retail Store and Café located at 150 West International Speedway Blvd., subject to outstanding staff comments, including providing specification for flood zone protection or a variance approved by City Commission. [01.01.06 Pai in the Sky]