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HomeMy WebLinkAbout10/03/2017 B A K E R S F I E L D Staff: Committee members: Chris Huot, Assistant City Manager Bruce Freeman, Chair Bob Smith Chris Parlier SPECIAL MEETING OF THE PLANNING AND DEVELOPMENT COMMITTEE of the City Council - City of Bakersfield Tuesday, October 3, 2017 12:00 p.m. City Hall North 1600 Truxtun Avenue, Bakersfield, CA 93301 First Floor, Conference Room A AGENDA 1. ROLL CALL 2. ADOPT SEPTEMBER 20, 2016 AGENDA SUMMARY REPORT 3. PUBLIC STATEMENTS 4. NEW BUSINESS A. Discussion Regarding Microbreweries in the Downtown Area – Tandy / Kitchen 5. COMMITTEE COMMENTS 6. ADJOURNMENT B A K E R S F I E L D Committee Members Staff: Chris Huot Councilmember, Bob Smith Chair Assistant City Manager Vice Mayor, Harold Hanson Councilmember, Ken Weir SPECIAL MEETING OF THE PLANNING AND DEVELOPMENT COMMITTEE Tuesday, September 20, 2016 12:00 p.m. City Hall North – Conference Room A 1600 Truxtun Avenue, Bakersfield, CA 93301 AGENDA SUMMARY REPORT The meeting was called to order at 12:00 p.m. 1. ROLL CALL Committee members: Councilmember, Bob Smith, Chair Vice Mayor, Harold Hanson Councilmember, Ken Weir City Staff: Alan Tandy, City Manager Chris Huot and Steven Teglia, Assistant City Managers Christopher Gerry, Administrative Analyst – City Manager’s Office Caleb Blaschke, Management Assistant Virginia Gennaro, City Attorney Andy Heglund, Deputy City Attorney Ted Wright, Assistant Public Works Director Bob Wilson, Public Works Subdivision Supervisor Jacqui Kitchen, Planning Director Paul Johnson, Planning Division Principal Planner Devin Daugherty, Park Construction and Facility Planner Lisa McGranahan, Human Resources Manager Additional Attendees: Barb Winn, AT& T Communications Dave Dmhowski, Quad Knopf 2. ADOPT AUGUST 2, 2016 AGENDA SUMMARY REPORT The report was adopted as submitted. /S/ Chris Huot Planning and Development Committee September 20, 2016 Agenda Summary Report Page 2 3. PUBLIC STATEMENTS None 4. NEW BUSINESS A. Discussion Regarding the Wireless Communication Facilities in Public Right-of- Way – Fidler/Heglund Deputy City Attorney Heglund provided a presentation reviewing the current provisions of the municipal code related to the placement of wireless equipment and the proposed ordinance to regulate the type of equipment in the right-of-way. He referred to the memorandum included in the meeting packet. Councilmember Weir inquired about the urgency of having an ordinance related to wireless communication facilities enacted. Deputy City Attorney Heglund stated that there were several contributing factors including an increase of applications received from several wireless companies requesting to place equipment on public right-of-way, the current policy does not contain guidelines to analyze the type of equipment allowable in the public right-of- way, and recent technology advances. City Attorney Gennaro stated changes in the industry have caused the wireless companies to change their requests to locate equipment on private property to public property as it reduces their costs. Under the current policy, the city has 60 days to reject or approve applications. Assistant Public Works Director Wright stated that the wireless companies are also trying to increase and extend the capacity and coverage they provide. Federal regulation requires an application be reviewed for completeness within 30 days of receiving it. If it is neither approved nor denied within that time, it is considered approved. Committee member Weir asked if staff would be able to meet the timeframe guidelines and Committee Chair Smith inquired if the Committee would be presented with the standard requirements. Assistant Public Works Director Wright stated staff has been working on the application and standard requirements in conjunction with the preparation of the proposed ordinance. The ordinance will provide general standards governing the look, size, location, and impacts of that equipment and will concur with the city’s design manual standards. Committee Chair Smith asked if it was possible to charge a franchise or lease fees. Assistant Public Works Director Wright stated that the wireless companies are licensed through the California Public Utilities Commission (CPUC) and therefore a franchise fee cannot be charged. A lease fee could be charged if the equipment was placed on city property. Planning and Development Committee September 20, 2016 Agenda Summary Report Page 3 Committee member Weir asked who would be determining and validating the applications. Deputy Attorney Heglund stated the ordinance will require a deposit fee and a permit fee be provided at the time of application submission. The fees will be used to hire a consultant who will analyze the application. An exact deposit or fee amount has not been determined as the amount will vary depending on the process taken. Committee member Weir made a motion to present the proposed ordinance to the full City Council. The motion was unanimously approved. 5. COMMITTEE COMMENTS None 6. ADJOURNMENT The meeting adjourned at 12:37 p.m. Page 1 B A K E R S F I E L D Community Development Department Jacquelyn R. Kitchen, Community Development Director MEMORANDUM DATE: October 3, 2017 TO: PLANNING AND DEVELOPMENT COMMITTEE Bruce Freeman, Chair Bob Smith Chris Parlier FROM: JACQUELYN KITCHEN, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: Referral No. 770 (Ward 2) Definition of Microbrewery in Downtown Bakersfield At the June 7, 2017 City Council meeting, Councilmember Gonzales made a referral to the Planning and Development Committee to review creation of a definition of a “microbrewery” in Downtown Bakersfield. BACKGROUND According to the California Craft Brewers Association, there are currently 850 “craft” brewers in California that contributed $7.28 billion to the State economy in 2015, and provide more than 51,000 jobs throughout the State. A 2012 Economic Impact Report shows that the industry contributed $850 million in local, state and federal taxes. Full-scale breweries and distilleries are already a permitted use in industrial zones in Bakersfield; however, the emergence of the smaller, independent “craft” industry has led to increased interest in the possibility of establishing “micro” breweries/distilleries in Downtown Bakersfield. DEFINITION The Brewers Association defines four distinct “craft” beer industry market segments, using a “barrel” as the unit of measure (31 U.S. liquid gallons). 1. Microbrewery. Brewery that produces less than 15,000 barrels per year with 75 percent or more of its beer sold off-site. 2. Brewpub. Restaurant-brewery that sells 25 percent or more of beer on site; beer is brewed primarily for sale in the restaurant and bar, and often dispensed directly form the brewery’s storage tanks. 3. Contract Brewing Company. Business that hires another brewery to produce all or a portion of beer. Contract brewing company handles marketing, sales, and distribution of its beer, while generally leaving the brewing and packaging to its producer-brewery. 4. Regional Craft Brewery. Independent regional brewery with a majority of volume in “traditional” or “innovative” beer(s). Typically defined as a brewer producing 15,000 to 6,000,000 barrels per year. Page | 2 LICENSING AND PERMITTING Federal and state law allows an individual to brew a maximum 200 gallons of beer per household per year for personal consumption only, without securing a license. Should the beer be produced and sold commercially, then appropriate licensing and permitting is required. Breweries also need to register with the federal Food & Drug Administration, maintain compliance with California state health code, and so on.  Federal Level. The Alcohol and Tobacco Tax and Trade Bureau (TBB) licenses the manufacturing of beer at the federal level. There is only one type of license at this level, so all microbreweries, brewpubs, breweries, and alternating proprietors are required to prepare and submit the Original Brewery Permit.  State Level. The California Department of Alcoholic Beverage Control (ABC) regulates and licenses the manufacturing of beer at the state level via three primary types of ABC licenses: • Type 01 - Beer Manufacture (Large Brewery): “Authorizes sale of beer to any person holding a license authorizing the sale of beer, and to consumers for consumption on or off the manufacturer’s licensed premises. May conduct beer tastings under specified conditions. Minors allowed on premises.” This type of license may brew more than 60,000 barrels of beer/ year. • Type 23 - Small Beer Manufacturer (Brewpub or Microbrewery): “Authorizes the same privileges and restrictions as Type 01. A brewpub is typically a very small brewery with a restaurant. A microbrewery is a small-scale brewery operation that typically is dedicated solely to the production of specialty beers.” This type of license is limited to brewing no more than 60,000 barrels of beer/ year. • Type 75 - On Sale General - Brewpub (Restaurant): “Authorizes the sale of beer, wine and distilled spirits for consumption in a bona fide eating place plus a limited amount of brewing of beer. This license does not authorize the sale of alcoholic beverages for consumption off the premises where sold.” This type of license must brew at least 100 barrels, but no more than 5,000 barrels of beer/ year. The ABC also includes a variety of other alcohol manufacturing and distillery permits that may be relevant to this discussion; including: • Type 03 - Brandy Manufacturer • Type 04 - Distilled Spirits Manufacturer • Type 22 - Wine Blender • Type 74 - Craft Distiller  Local Level. To obtain the State license, the ABC requires that businesses operating within the City’s jurisdiction first obtain a local Business License and local land use approval. Brewing is generally considered a type of manufacturing, and therefore, most jurisdictions restrict brewing activities to industrial zones. As demonstrated by Table 1, jurisdictions take a varied approach to permitting breweries and distilleries; and many follow a similar pattern to the City of Bakersfield. Figure 1 shows that Downtown Bakersfield is predominantly zoned CC (Commercial Center), CB (Central Business District), with areas of industrial zoning along the eastern areas. Page | 3 Table 1. Comparable Cities - Breweries Jurisdiction By-Right CUP Required Bakersfield M-2 (General Manufacturing) M-3 (Heavy Industrial) M-1 (Light Manufacturing) Fresno LI (Light Industrial) No on-site consumption If not connected to sewer Fremont N/A GI (General Industrial) CC-UO & CC-UN w/ ZAP Fresno County M-3 (Heavy Industrial) N/A Kern County M-2 (Medium Industrial) M-3 (Heavy Industrial) A (Exclusive Agriculture) Lancaster All Industrial zone districts Commercial districts Glendale N/A ID (Industrial District) – tavern AUP – alcohol sales in ID Modesto “Downtown core” only | 15,000 barrel/year On-site sales only C-1, C-2, C-3 Oxnard M-2 (Heavy Manufacturing) allows alcohol manufacture BRP (Business & Research Park) for on-site sales Ontario N/A Industrial districts except BP Pasadena N/A CO, CL, CG, IG – Bars & Taverns +25,000 SF Stockton Craft Brewery w/ restaurant exempt from location restrictions Commercial districts San Bernardino N/A Light Industrial (IL) district Tulare County M-1 & M-2 (Light and Heavy Manufacturing) C-3 and C-4 (Retail and Service Commercial) districts Visalia “Downtown core” only | 15,000 barrel/year On-site or off-site sales C-N, C-MU, I-L, I (Commercial and Industrial) districts Long Beach Commercial districts (<=6,000 sf) | 15,000 barrel/year Siting & Operational Standards Commercial districts (>6,000 sf) Page | 4 FIGURE 1 Zone Map – Downtown Bakersfield Compatibility Considerations. Full-scale brewery and distillery businesses are typically limited to industrial zones because these activities are associated with various impacts including, but not limited to: 1. Odors 2. Traffic 3. Noise 4. Water Usage 5. Wastewater Discharge Regarding Wastewater Discharge, brewery wastewater is generally high in sugar, alcohol and temperature, often contains solids, and has generally low pH. Therefore, primary considerations are related to low pH with additional concerns to the “load” or the amount of Biochemical Oxygen Demand (BOD) and Total Suspended Solids (TSS). The higher the load, the more it costs to treat. To address discharge, a brewery will typically install a fully automated neutralization tank. Additionally, City Public Works would require a flow meter at each site to monitor discharge into the sewer system. Page | 5 Developer Considerations. Development is required to pay sewer connection fees, which are calculated based on the unit capacity fees. Table 2 lists the fees and shows that the “average” brewery connection fee would be $12,140. The connection fee would increase if any of the characteristics increase. Table 2. Sewer Connection Fees Fee Type Fee Amount Fee Examples Excellent Pretreatment Average Pretreatment Poor Pretreatment Average Pretreatment Average Pretreatment Flow $1.18 gpd1 500 gpd 500 gpd 500 gpd 1,275 gpd 3,822 gpd BOD $800 ppd2 1,080 mg/L 3,240 mg/L 12,000 mg/L 3,240 mg/L 3,240 mg/L TSS $254 ppd 400 mg/L 700 mg/L 8,000 mg/L 700 mg/L 700 mg/L Total $4,617 $12,140 $49,095 $30,957 $92,799 Table 3 provides the maximum wastewater discharge for two local breweries. It is assumed for each gallon of beer production, that three gallons of wastewater are produced. However, the ratio could be as much as five gallons of wastewater for each gallon of beer. For reference, a single family home averages 200 gallons of wastewater per day. Table 3. Local Brewery Characteristics Brewer Daily Beer Production Wastewater Discharge (gallons per day - maximum) Business A 28 barrels or 867 gallons 2,600 gpd Business B 22 barrels or 667 gallons 2,000 gpd Table 4 provides for a production vs. discharge comparison based on annual barrel production. Table 4. Production vs. Discharge Annual Beer Production Daily Beer Production Wastewater Discharge (gallons per day) 1,000 barrels or 31,000 gallons 3 barrels or 85 gallons 255 gpd 2,500 barrels or 77,500 gallons 7 barrels or 212 gallons 636 gpd 5,000 barrels or 155,000 gallons 14 barrels or 425 gallons 1,275 gpd 10,000 barrels or 310,000 gallons 27 barrels or 849 gallons 2,547 gpd 15,000 barrels or 465,000 gallons 41 barrels or 1,274 gallons 3,822 gpd Operational Considerations in Downtown Bakersfield. Microbreweries/distilleries typically operate on a smaller scale than traditional breweries; and specific operational requirements can help ensure compatibility with adjacent uses and avoid potential impacts. These may include, but are not limited to: 1. Require on-site restaurant and/or tasting room (limits full-scale brewing industrial zones) 2. Require setback distance from schools and/or parks (e.g. 500 feet) 3. Maximum square footage of floor area to prevent expansion (e.g. 6,000 square feet) 4. Maximum usable square footage for production and storage of beer (e.g. 50%). 5. Maximum annual production quantity (e.g. 15,000 barrels) 6. Define operational hours for accessory tasting room, service trucks to load/unload, manufacturing and production, etc. 7. Limit retail sales of alcoholic beverages to only those products manufactured on site 8. If located adjacent to or across from residential areas, require installation of mechanical air filtration systems vs. natural ventilation 9. Require sewage plan and infrastructure approval by appropriate City departments Page | 6 PERMITTING IN DOWNTOWN BAKERSFIELD Currently, “Breweries and Distilleries” require a conditional use permit (CUP) in the M-1 zone and are permitted in the M-2 zone. The Ordinance does not list “micro” breweries and distilleries in any zone; however, a business can request a CUP for “any use in any zone in which that use is not permitted by this title.” (17.64.020) Figure 1 shows that a majority of Downtown Bakersfield is zoned C-C and C-B. Therefore, a CUP would be appropriate to permit “micro” breweries and distilleries in Downtown Bakersfield. CUP Considerations. The following items are relevant to the CUP process: 1. A CUP is a discretionary action to consider certain land uses that may need special conditions to ensure compatibility with surrounding land uses. CUPs are considered on a case-by-case basis, through a public hearing process. The Municipal Codes states that a CUP shall only be granted when it is found that: • The proposed use is deemed essential or desirable to the public convenience or welfare; and, • The proposed use is in harmony with the various elements and objectives of the general plan and applicable specific plans. 2. Development of general operational standards for “micro” facilities will ensure that all CUPs are consistent. 3. A CUP could be limited to certain types of ABC licenses. For example, the Type 75 – Brewpub/Restaurant allows up to 5,000 barrels of beer per year, and requires beer to be consumed on-site. NEXT STEPS As noted above, the Ordinance does not currently contain any definition or reference to “micro” breweries or distilleries. Therefore, to allow these uses in Downtown Bakersfield, the following revisions would be necessary: 1. Add a definition of “Microbrewery/distillery” to the Zoning Ordinance. a. Include Gallons/Year Maximum (ex: up to 15,000 gallons per year) b. Include applicable ABC License Types (More research needed) c. Include basic Operational Standards (additional can be added via CUP) 2. Add a definition of “Brewery” and “Distillery” to the Zoning Ordinance (to differentiate from “Micro”) a. Include Gallons Minimum (ex: More than 15,000 gallons per year) b. Include applicable ABC License Types (More research needed) 3. Add “Microbrewery/distillery” to the listed land uses as follows: By-Right: M-2 CUP: M-1, C-2, C-C, C-B, PCD These steps would allow Microbreweries/distilleries, with or without an on-site restaurant (depending on their ABC Permit), via CUP in the listed Districts. RECOMMENDATION Direct Staff to draft Ordinance changes noted above and bring back to Committee for review. Page | 7 Attachment A California ABC - License Types NON-PROFIT TEMPORARY LICENSES 31 Special Daily License (Temporary Beer or Wine) 32 Daily Beer 33 Daily Wine 34 Daily Beer and Wine 37 Daily On-Sale General OFF-SALE LICENSES 20 Off-Sale Beer and Wine 21 Off-Sale General 85 Limited Off-Sale Retail Wine License ON-SALE LICENSES 40 On-Sale Beer 41 On-Sale Beer and Wine; Bona Fide Public Eating Place 42 On-Sale Beer and Wine; Public Premises 43 On-Sale Beer and Wine; Train 44 On-Sale Beer; Fishing Party Boat 45 On-Sale Beer and Wine; Boat 46 On-Sale Beer and Wine; Airplane 47 On-Sale General; Bona Fide Public Eating Place 48 On-Sale General; Public Premises 49 On-Sale General; Seasonal Business 50 On-Sale General; Club 51 Club 52 Veterans' Club 53 On-Sale General; Train 54 On-Sale General; Boat 55 On-Sale General; Airplane 56 On-Sale General; Vessel of 1,000+ tons burden 57 Special On-Sale General 58 Caterer's Permit 59 On-Sale Beer and Wine; Seasonal Business 60 On-Sale Beer for Seasonal Business 61 On-Sale Beer for Public Premises 62 On-Sale General Bona Fide Public Eating Place Intermittent Dockside Vessel 63 On-Sale Beer and Wine for Hospital 64 Special On-Sale General Theatre 65 Special On-Sale Beer and Wine, Symphony 66 Controlled Access Cabinet Permit 67 Bed and Breakfast Inn 68 Portable Bar 69 Special On-Sale Beer & Wine Theater 70 On-Sale General Restrictive Service 71 Special On-Sale General License 75 On-Sale General Brew-Pub 76 On-Sale General Maritime Museum Association 77 Event Permit 78 On Sale General Wine, Food and Art Cultural Museum 80 Special On-Sale General Bed and Breakfast Inn 83 On-Sale General Caterer's License 86 Instructional Tasting License NON-RETAIL LICENSES 01 Beer Manufacturer 02 Winegrower 03 Brandy Manufacturer 04 Distilled Spirits Manufacturer 05 Distilled Spirits Manufacturer's Agent 06 Still 07 Rectifier 08 Wine Rectifier 09 Beer and Wine Importer 10 Beer and Wine Importer's General 11 Brandy Importer 12 Distilled Spirits Importer 13 Distilled Spirits Importer's General 14 Public Warehouse 15 Customs Broker 16 Wine Broker 17 Beer and Wine Wholesaler 18 Distilled Spirits Wholesaler 19 Industrial Alcohol Dealer 22 Wine Blender 23 Small Beer Manufacturer 24 Distilled Spirits Rectifier's General 25 California Brandy Wholesaler 26 Out-of-State Beer Manufacturer's Certificate 27 California Winegrowers Agent 28 Out-of-State Distilled Spirits Shipper's Certificate 29 Winegrape Grower's Certificate 74 Craft Distiller 79 Certified Farmers' Market Sales Permit 81 Wine Sales Event Permit 82 Direct Shippers Permit 84 Certified Farmers' Market Beer Sales Permit TEMPORARY LICENSES 30 Temporary Retail Permit (Only in conjunction with a Person to Person transfer) Documents Presented At The Planning & Development Committee October 3, 2017 Meeting 1 Ci t y  Co u n c i l  Co m m i t t e e  Me e t i n g Pl a n n i n g  & De v e l o p m e n t Oc t o b e r  3,  20 1 7 2 Br e w i n g I n d u s t r y Br e w i n g  in  Ba k e r s f i e l d  To d a y  Br e w e r i e s  an d  Di s t i l l e r i e s :  M‐1 Zo n e  – C o n d i t i o n a l  Us e  Pe r m i t  M‐2 Zo n e  – P e r m i t t e d  Us e  Bu s i n e s s  Li c e n s e  Se w e r  Co n n e c t i o n  Fe e  & Di s c h a r g e   Pe r m i t  3 P e r m i t t e d   Br e w e r i e s  in  In d u s t r i a l   Ar e a s  of  Ba k e r s f i e l d 3 4 Br e w i n g I n d u s t r y D e v e l o p m e n t “C r a f t ”  Br e w i n g  in  Ca l i f o r n i a    CA  Cr a f t  Br e w e r s  As s o c i a t i o n  “A n  Am e r i c a n  cr a f t  br e w e r  is  sm a l l ,      in d e p e n d e n t  an d  tr a d i t i o n a l ”  85 0  “c r a f t ”  br e w e r s  Pr o v i d e d  51 , 0 0 0  jo b s  in  20 1 5  Co n t r i b u t e d  $7 . 2 8  bi l l i o n  in  CA  Gr o w i n g  Po p u l a r i t y 5 Ge n e r a l l y  Ca t e g o r i z e d  by  Qu a n t i t y  1 ba r r e l  of  be e r  = 31  ga l l o n s Re g i o n a l  Cr a f t  Br e w e r y  Ty p i c a l l y  pr o d u c e s  > 15 , 0 0 0  to  6, 0 0 0 , 0 0 0  ba r r e l s  an n u a l l y Co n t r a c t  Br e w i n g  Co m p a n y  Hi r e s  an o t h e r  br e w e r  to  pr o d u c e  al l / p o r t i o n  of  be e r  Th i s  co m p a n y  ha n d l e s  ma r k e t i n g ,  sa l e s ,  di s t r i b u t i o n Br e w i n g T y p e s Ca l i f o r n i a Cr a f t Br e w e r s As s o c i a t i o n 6 Mi c r o b r e w e r y  Pr o d u c e s  < 15 , 0 0 0  ba r r e l s  an n u a l l y  75 %  or  mo r e  of  be e r  so l d  of f ‐si t e  Ot h e r  co m m o n  ch a r a c t e r i s t i c s :  Li m i t e d  Pr o d u c t i o n ,  ty p i c a l l y  producing  sp e c i a l t y  be e r s ,  of t e n  se l l i n g  pr o d u c t s  on l y  lo c a l l y Br e w p u b  25 %  or  mo r e  of  be e r  so l d  on ‐si t e  Br e w e d  pr i m a r i l y  fo r  sa l e  in  th e  re s t a u r a n t  an d  ba r  Of t e n  di s p e n s e d  di r e c t l y  fo r m  th e  br e w e r y ’ s  st o r a g e  ta n k s “M i c r o ” ? Ca l i f o r n i a Cr a f t Br e w e r s As s o c i a t i o n 7 Pe r m i t t i n g Fe d e r a l  Al c o h o l  an d  To b a c c o  Ta x  an d  Tr a d e  Bu r e a u  (T B B )  20 0  ga l l o n s  pe r  ho u s e h o l d ,  no  li c e n s e  Al l  ot h e r s :  Or i g i n a l  Br e w e r y  Pe r m i t St a t e  Ca l i f o r n i a  De p a r t m e n t   of  Al c o h o l  Be v e r a g e  Co n t r o l  (A B C ) Lo c a l  La n d  us e  ap p r o v a l  an d  bu s i n e s s  li c e n s e  re q u i r e d  by  ABC 8 AB C L i c e n s e T y p e s Ty p e  01 ‐ Be e r  Ma n u f a c t u r e r  (L a r g e  Br e w e r y )  Mo r e  th a n  60 , 0 0 0  ba r r e l s  an n u a l l y  Ma y  Co n s u m e  on ‐si t e  or  of f ‐si t e  No n ‐Re t a i l  (C a n  se l l  to  ot h e r  li c e n s e d  or  co n s u m e r s ;  no  no t i f i c a t i o n  process)  Ma s t e r  Li c e n s e  wi t h  up  to  6 du p l i c a t e s Ty p e  23 ‐ Sm a l l  Be e r  Ma n u f a c t u r e r  (B r e w p u b  or  Mi c r o b r e w e r y )  Sa m e  as  Ty p e  1 ex c e p t ,  No  mo r e  th a n  60 , 0 0 0  ba r r e l s  an n u a l l y  Ty p i c a l l y  a sm a l l  br e w e r y  wi t h  on ‐si t e  re s t a u r a n t Ty p e  75 ‐ On  Sa l e  Ge n e r a l  Br e w p u b  (R e s t a u r a n t )  10 0  to  5, 0 0 0  ba r r e l s  an n u a l l y  Sa l e  of  be e r ,  wi n e ,  di s t i l l e d  sp i r i t s  in  a “b o n a  fi d e  ea t i n g  pl a c e ”  NO  of f ‐si t e  co n s u m p t i o n  (i . e . ,  di s t r i b u t i o n ) 9 Co m p a r a b l e C i t i e s Ju r i s d i c t i o n B y ‐Ri g h t C U P  Re q u i r e d Ba k e r s f i e l d M‐2 (G e n e r a l  Ma n u f a c t u r i n g )   M‐3 (H e a v y  In d u s t r i a l ) M‐1 (L i g h t  Ma n u f a c t u r i n g ) Fr e s n o LI  (L i g h t  In d u s t r i a l )          No  on ‐si t e  co n s u m p t i o n If  no t  co n n e c t e d  to  se w e r Fr e m o n t N/ A GI  (G e n e r a l  In d u s t r i a l )   CC ‐UO  & CC ‐UN  w/  ZA P Fr e s n o  Co u n t y M‐3 (H e a v y  In d u s t r i a l ) N / A Ke r n  Co u n t y M‐2 (M e d i u m  In d u s t r i a l ) M‐3 (H e a v y  In d u s t r i a l ) A (E x c l u s i v e  Ag r i c u l t u r e ) La n c a s t e r Al l  In d u s t r i a l  zo n e  di s t r i c t s C o m m e r c i a l  di s t r i c t s Gl e n d a l e N/ A ID  (I n d u s t r i a l  Di s t r i c t )  –t a v e r n AU P  – a l c o h o l  sa l e s  in  ID Mo d e s t o “D o w n t o w n  co r e ”  on l y  | 15 , 0 0 0   ba r r e l / y e a r   On ‐si t e  sa l e s  on l y C‐1,  C‐2,  C‐3 Ox n a r d M‐2 (H e a v y  Ma n u f a c t u r i n g )  ‐ al c o h o l  ma n u f a c t u r e BR P  (B u s i n e s s  & Re s e a r c h  Park) for on‐site  sa l e s On t a r i o N/ A I n d u s t r i a l  di s t r i c t s  ex c e p t  BP Pa s a d e n a N/ A C O ,  CL ,  CG ,  IG  –B a r s  & Ta v e r n s  +25,000 SF St o c k t o n Co m m e r c i a l  Zo n e s :  Cr a f t  br e w e r y ,  wh e n  pa r t  of  fu l l ‐ se r v i c e  re s t a u r a n t ,  si z e m a x  by  zo n e  (2 , 0 0 0 ‐10 , 0 0 0  sq f t ) Co m m e r c i a l  di s t r i c t s ,  wh e n  not part of a full‐ se r v i c e  re s t a u r a n t Sa n  Be r n a r d i n o N/ A L i g h t  In d u s t r i a l  (I L )  di s t r i c t Tu l a r e  Co u n t y M‐1 & M‐2 (L i g h t  an d  He a v y  Ma n u f a c t u r i n g ) C ‐3 an d  C‐4 (R e t a i l  an d  Se r v i c e  Commercial) Vi s a l i a   “D o w n t o w n  co r e ”  on l y  | 15 , 0 0 0  ba r r e l / y e a r   On ‐si t e  or  of f ‐si t e  sa l e s   C‐N,  C‐MU ,  I‐L,  I (C o m m e r c i a l  and Industrial)  di s t r i c t s Lo n g  Be a c h Co m m e r c i a l  di s t r i c t s  (< = 6 , 0 0 0  sf )  | 15 , 0 0 0  ba r r e l / y e a r Co m m e r c i a l  di s t r i c t s  (> 6 , 0 0 0  sf) 10Bakersfield’s Downtown C‐B: Central Business C‐C: Commercial Center C‐2: Regional Commercial M‐1: Light Manufacturing M‐2: General Manufacturing 11 Co m p a t i b i l i t y C o n s i d e r a t i o n s Br e w e r i e s  ar e  ty p i c a l l y  li m i t e d  to  in d u s t r i a l  zo n e s  du e  to   as s o c i a t e d  im p a c t s  Od o r s  Tr a f f i c  No i s e  Wa t e r  Us a g e  Wa s t e w a t e r   Di s c h a r g e  & So l i d s 12 Wa s t e w a t e r C o n s i d e r a t i o n s 1 ga l l o n  be e r  = 3 ga l l o n s  wa s t e w a t e r  (g e n e r a l  as s u m p t i o n ) Co n t e x t :   Si n g l e  fa m i l y  re s i d e n c e  av e r a g e s  20 0  gp d w a s t e w a t e r Ta b l e  4.    Pr o d u c t i o n  vs .  Di s c h a r g e An n u a l  Be e r  Pr o d u c t i o n   Da i l y  Be e r  Pr o d u c t i o n Wa s t e w a t e r  Discharge (g a l l o n s  per day) 1, 0 0 0  ba r r e l s  or  31 , 0 0 0  ga l l o n s 3  ba r r e l s  or  85  ga l l o n s 2 5 5  gpd 2, 5 0 0  ba r r e l s  or  77 , 5 0 0  ga l l o n s 7  ba r r e l s  or  21 2  ga l l o n s 6 3 6  gpd 5, 0 0 0  ba r r e l s  or  15 5 , 0 0 0  ga l l o n s 1 4  ba r r e l s  or  42 5  ga l l o n s 1 , 2 7 5  gpd 10 , 0 0 0  ba r r e l s  or  31 0 , 0 0 0  ga l l o n s 2 7  ba r r e l s  or  84 9  ga l l o n s 2 , 5 4 7  gpd 15 , 0 0 0  ba r r e l s  or  46 5 , 0 0 0  ga l l o n s 4 1  ba r r e l s  or  1, 2 7 4  ga l l o n s 3 , 8 2 2  gpd 13 De v e l o p e r C o n s i d e r a t i o n s Se w e r  Co n n e c t i o n  Fe e s  Ca l c u l a t e d  ba s e d  on  un i t  ca p a c i t y  fe e s Ta b l e  2.    Ty p i c a l  Se w e r  Co n n e c t i o n  Fe e E s t i m a t e s * Fe e  Ty p e Fe e  Am o u n t Ex a m p l e  1  ~ 2 , 0 0 0 B a r r e l s Ex a m p l e 2   5, 0 0 0  Ba r r e l s Example 3 15 , 0 0 0  Barrels Fl o w $1 . 1 8  Ga l l o n s   Pe r  Da y  (g p d ) 50 0  gp d 1 , 2 7 5  gp d 3 , 8 2 2  gpd BO D * $8 0 0  Po u n d s   Pe r  Da y  (p p d ) 1, 0 8 0  mg / L  – 12 , 0 0 0  mg / L  – 8, 2 6 2  mg / L 2 4 , 7 6 6  mg/L TS S * $2 5 4  Po u n d s   Pe r  Da y  (p p d )   40 0  mg / L  – 8, 0 0 0  mg / L 1, 7 8 5  mg / L 5 , 3 5 0  mg/L To t a l $4 , 6 1 7  ‐ $4 8 , 0 9 5 * $3 0 , 9 5 7 Av e r a g e * $92,798 Average* *E s t i m a t e O n l y . A c t u a l f e e s v a r y . *B O D a n d T S S v a r y b a s e d o n P o o r , A v e r a g e o r E x c e l l e n t P r e - T r e a t m e n t 14 Op e r a t i o n a l C o n s i d e r a t i o n s Op t i o n s  fo r  Co m p a t i b i l i t y  wi t h  Do w n t o w n  De v e l o p m e n t ,  in c l u d i n g  residential  an d  mi x e d  us e ,  co m m e r c i a l  di n i n g  an d  re t a i l ,  et c . : 1) Re q u i r e  on ‐si t e  re s t a u r a n t  an d / o r  ta s t i n g  ro o m 2) De f i n e  ma x i m u m  ov e r a l l  sq u a r e  fo o t a g e .   Ex a m p l e :  To t a l  Ar e a  up  to  10 , 0 0 0  sq u a r e  fe e t ,  up  to  50 %  of  sp a c e  dedicated  to  pr o d u c t i o n / s t o r a g e  ac t i v i t i e s 3) Es t a b l i s h  ma x i m u m  pr o d u c t i o n  qu a n t i t y Ex a m p l e :  15 , 0 0 0  ba r r e l s  pe r  ye a r 4) Es t a b l i s h  se t b a c k  cr i t e r i a  fr o m  sc h o o l s  an d / o r  pa r k s  (e x :  50 0  fe e t ) 5) De f i n e  op e r a t i o n a l  ho u r s  fo r  se r v i c e   tr u c k  de l i v e r i e s ,  ma n u f a c t u r i n g  and  pr o d u c t i o n ,  et c . 6) Li m i t  sa l e s  of  pr o d u c t s  to  on ‐si t e  co n s u m p t i o n . 7) In s t a l l a t i o n  of  me c h a n i c a l  ai r  fi l t r a t i o n  sy s t e m s  vs .  na t u r a l  ve n t i l a t i o n 8) Se w a g e  pl a n  an d  in f r a s t r u c t u r e  ap p r o v a l  by  Ci t y 15 Pe r m i t t i n g i n D o w n t o w n Co n d i t i o n a l  Us e  Pe r m i t  Di s c r e t i o n a r y  Ac t i o n  vi a  Pu b l i c  He a r i n g  Re q u i r e d  Fi n d i n g s :  Th e  pr o p o s e d  us e  is  de e m e d  es s e n t i a l   or  de s i r a b l e  to  th e  pu b l i c  co n v e n i e n c e  or  we l f a r e ;  an d  Th e  pr o p o s e d  us e  is  in  ha r m o n y  wi t h  th e  va r i o u s  el e m e n t s  and  ob j e c t i v e s  of  th e  ge n e r a l  pl a n  an d  ap p l i c a b l e  sp e c i f i c  plans.  St a n d a r d  Op e r a t i o n a l  Co n d i t i o n s  to  en s u r e  co n s i s t e n c y  Co n d i t i o n s  of  Ap p r o v a l  –C a s e  by  Ca s e  Co u l d  li m i t  to  ce r t a i n  ty p e  of  AB C  Li c e n s e ,  ba r r e l s ,  si z e ,  etc. 16 Ne x t S t e p s 1.    Ad d  de f i n i t i o n  of  “M i c r o ‐br e w e r y / d i s t i l l e r y ”   • In c l u d e  Ga l l o n s / Y e a r  Ma x i m u m  (e x :  Up  to  15 , 0 0 0  ga l l o n s  pe r  year) • Op t i o n a l :  In c l u d e  ap p l i c a b l e  AB C  Li c e n s e  Ty p e s  (M o r e  re s e a r c h  needed) • Op t i o n a l :  In c l u d e  ba s i c  Op e r a t i o n a l  St a n d a r d s   2.    Ad d  de f i n i t i o n  of  “B r e w e r y ”  & “D i s t i l l e r y ”  (d i f f e r e n t i a t e  fr o m  “Micro”) • In c l u d e  Ga l l o n s / Y e a r  Mi n i m u m  (e x :  Mo r e  th a n  15 , 0 0 0  ga l l o n s  per year) • Op t i o n a l :  In c l u d e  ap p l i c a b l e  AB C  Li c e n s e  Ty p e s  (M o r e  re s e a r c h  needed) 3.    Ad d  “M i c r o ‐br e w e r y / d i s t i l l e r y ”  to  th e  li s t e d  la n d  us e s : Ex a m p l e : • By ‐Ri g h t : M ‐2 • CU P :   M‐1,  C‐2,  C‐C,  C‐B,  PC D 17 Re c o m m e n d a t i o n Di r e c t  St a f f  to  dr a f t  Or d i n a n c e  ch a n g e s   an d  br i n g  ba c k  to  Committee  fo r  re v i e w .