staff report - Duck

Town of Duck, North Carolina
Department of Community Development
CUP 14-002 Tree House Coffee
1177 Duck Road (Scarborough Faire)
Agenda Item 4
To:
Chairman Blakaitis and Members of the Town of Duck Planning Board
From:
Andy Garman, Director of Community Development
Date:
May 7, 2014
Re:
Staff Report for CUP 14-002, 1177 Duck Road, Tree House Coffee
Scope of Request
Application:
Project Location:
Existing Use(s):
Proposed Use(s):
Property Owner:
Total Area of Property:
Zoning:
Applicant/Contact:
Meeting Date:
CUP 14-002
1177 Duck Road (Scarborough Faire)
Mixed Use Group Development
Eating Establishment as Part of a Mixed Use Group
Development (Tree House Coffee)
Walter Story
2.76 Acres
VC – Village Commercial
Craig Readmon, Treehouse Coffee
April 11, 2012, 6:30 pm
Summary of Proposal
The applicant, Craig Readmon of Treehouse Coffee, is requesting a conditional use permit,
pursuant to Town Code Section 156.145, to authorize an eating establishment in place of two
former retail spaces (The Culinary Duck and Rub-A-Dub Duck) located in Units 3 and 4 of
Building #3 in the Scarborough Faire Shopping Center. This project will be reviewed in
accordance with the requirements of Town Code Section 156.129 Eating Establishments. The
business will be a counter service coffee shop and the applicant is currently not proposing any
indoor seating. The porch area directly adjacent to the unit is approximately 208 square feet.
While an outdoor dining area is not being proposed, the Town would require parking for this
area.
The proposed floor plan for the eating establishment is included as Attachment E for the
Planning Board’s reference. The applicant has also provided a copy of his proposed menu for the
eating establishment.
1
Town of Duck, North Carolina
Department of Community Development
CUP 14-002 Tree House Coffee
1177 Duck Road (Scarborough Faire)
Agenda Item 4
Discussion
Eating Establishment Use
The eating establishment use is subject to the requirements of Town Code Section 156.129 as
well as the parking requirements outlined in Town Code Section 156.094. The applicant has
provided an interior floor plan depicting the layout of the customer service areas, retail space,
utility areas, restrooms, and the kitchen area. The Town’s Building Inspector and Fire Marshall
has reviewed the layout for these areas and has indicated that the building code requirement for
egress has been met. Staff has reviewed the application for consistency with the following
standards pertaining to outdoor dining areas:
(C) Outdoor dining areas. Eating establishments may contain outdoor dining or seating
areas, provided they meet the standards in this section.
(1) Covered outdoor dining areas shall not be enclosed with permanent sidewalls and
shall not be air conditioned. Any permanently enclosed space shall be considered part of
the interior portion of the eating establishment.
(2) Parking shall be provided for outdoor dining areas in accordance with the standards
in § 156.094. The applicant shall delineate the outdoor dining area on a floor plan,
drawn to scale, and shall provide a calculation of the square footage of this area.
(3) Outdoor dining areas located in the common space of group developments shall be
directly contiguous to the frontage of the unit containing the eating establishment.
(4) The location and use of the outdoor dining area shall not obstruct the movement of
pedestrians, goods or vehicles, and shall not be located in driveways or parking areas.
(5) Outdoor dining areas shall not be located in required front yards, landscape or buffer
areas, and septic areas.
(6) Adequate solid waste and recycling containers shall be provided and shall be
serviced and maintained in a neat and clean manner. Outdoor dining areas shall be kept
free of litter, debris and food refuse at all times.
2
Town of Duck, North Carolina
Department of Community Development
CUP 14-002 Tree House Coffee
1177 Duck Road (Scarborough Faire)
Agenda Item 4
(7) Live music and other forms of entertainment conducted in outdoor dining areas shall
not occur after 10:00 p.m.
Staff finds that generally the requirements listed in this section have been complied with. As
noted on the site plan drawing, the former retail space required six parking spaces. The
minimum parking requirement for eating establishments is five parking spaces. The applicant
would be required to provide one parking space for the outdoor dining area (the outdoor area is
208 square feet, the first 150 square feet does not count toward the parking requirement, the
remaining area would need one space). Since no interior seats are proposed, no parking for
indoor seating would be specified. The applicant is proposing no more than three employees.
Therefore, there would be one parking space required for employees. Since the applicant has six
spaces available based on what was formerly required for the two retail units, the applicant could
add up to 12 indoor seats without additional parking (1 parking space for every three indoor seats
is required). Based on the parking analysis provided above, it appears that the applicant has met
the parking requirements of the Town Code.
Staff Recommendation
Staff believes that the proposed request is consistent with the town’s zoning ordinance
requirements as well as the town’s CAMA Land Use Plan. Staff would recommend approval of
CUP 14-002 related to the eating establishment use.
ATTACHMENTS
A.
B.
C.
D.
E.
CUP Application
Property Location Map
Tax Parcel Information
Proposed Site Plan
Interior Floor Plan – Eating Establishment
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Prepared by the Town of Duck
Last Updated May 7, 2014
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Parcel Card
Parcel Number:
026906000
Print Date: 4/15/2014
County of Dare, North Carolina
*Owner and Parcel information is based on current data on file and was last updated on 4/11/2014
Owner Information:
STORY, WALTER E
140 CULPEPER ST WARRENTON VA 20186
Parcel Information:
Parcel: 026906000 PIN: 985916838822
District: 21 - DUCK
Subdivision: OCEAN DUNES SEC 1
LotBlkSect: LOT: LOT C & BACK PARCEL BLK: SEC:
Multiple Lots: BLDG 3
PlatCabSlide: PL: A SL: 65 Units: 3
Deed Date: 06/29/1981 BkPg: 0313/0466
Property Use: MULTI-USE
1177 DUCK RD
BUILDING USE and FEATURES
Building Use:
Exterior Walls:
Full Baths:
Bedrooms:
Heat-Fuel:
Heat-Type:
Air Conditioning:
RETAIL MULTI OCCUP
Half Baths:
Current Building Value: $1,822,900 Actual Year Built: 1983
Finished sqft for building 1: 3857
Total Finished SqFt for all bldgs: 25514
MISCELLANEOUS USE
LAND USE
Current Misc Value: $0 Current Land Value: $1,358,300 Land Description : 21-Commercial Highway Primary
TOTAL LAND AREA: 2.763 acres
Current Total Value: $3,181,200 http://www.darenc.com/public/parcelcard.asp?Parcel=026906000[4/15/2014 3:52:01 PM]
Parking Revision for Treehouse Coffee
Units 3&4 = 1,191 sq. ft.
Retail Parking Req'd @ 1 per 200 sq. ft. = 6 spaces
Minimum Parking for Eating Establishment = 5 spaces