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Bent Rail Brewery and Coffee House Proposed Development

Posted Nov 12 2012 11:31 PM by Alex Jimenez

5301 Winthrop Ave. (Petition #2012-CZN-827 and Petition #2012-CVR-827) / Winthrop Partners, LLC dba Bent Rail Brewery and Coffee House

Rezoning of 1.41 acres from the I-4U (W-5) district to the C-S (W-5) classification to provide for I-4 uses, C-3 uses, a microbrewery with accessory grain silo, with a restaurant, tavern, outdoor stage, outdoor seating and entertainment.

Variance of development standards to provide for outdoor seating (not permitted), to legally establish parking and maneuvering within the right-of-way of Winthrop Ave. (not permitted), and to provide for an outdoor stage and railcar with a zero-foot north side setback (10 ft. side setback required).

NOTE: Accompanying this report are the proposed Site Plan, Plan of Operation and C-S Statement that are an integral part of this discussion.

Bent Rail Brewery and Coffee House owners, Derek Means (who owns & manages "The Local Pub and Eatery" in Carmel) and Craig Baker (co-owned and worked as a brewer for McMenamins in Portland, OR) will have a strong environmental commitment by locally sourcing products and growing on site their lettuce, herbs as well as maintaining an aquaponic farm raising fish. They intend to work with public schools to demonstrate farming techniques. The menu will emphasize rustic dishes, wood-fired pizzas and European charcuterie and they plan to operate an eco-friendly and family-friendly establishment.

The site is approx. 1.41 acres and presently contains a 27,000 sf block building consisting of 3 sections and a second block building that is 3,360 sf. The entire site is presently zoned I-4U (heavy industrial) and has been vacant for several years and fallen into a severe state of disrepair. It was previously occupied as a fitness center and prior to that a commercial dry cleaner.

The site plan shows that the north section (approx. 8,000 sf) and the east section (approx. 7,100 sf) will be demolished to allow for additional off-street parking. The remaining portion of the primary building will be approx. 12,010 sf. The brewing operation will be located on the north end with adjacent lounge area and seating for 100. The kitchen/food prep area is on an angle and subdivides the family dining area to the south, which will allow for 250 seats for a total occupancy of 350 seats indoors. In the front of the building will be coffee service/bakery. To the east along the Monon in an area of almost a half acre is an outdoor beer garden and gaming courts. The smaller building on the SE corner will be used for a concession area, storage, restrooms and a secured bicycle garage that will accommodate 100 bicycles. There will be access via the Monon through the bicycle garage providing for ample bike parking. The existing primary entrance along Winthrop will remain.

The site plan calls for 53 off-street parking places with the existing perpendicular parking in front of the building to remain. The land use committee suggested removing that parking and replacing it with green space and continuous sidewalk along Winthrop and to allow for parallel street parking. This will reduce about 8 spaces, but the property owners and the City agree that it will address maneuverability and provide a safer pedestrian walkway. The owners have also negotiated for a cross-parking agreement so that Bent Rail may use the DeveloperTown parking area (80 spaces) and vice-versa. Total parking without including on-street parking provided by Bent Rail is 133 spaces. Bent Rail anticipates having 32 employees working during its largest shift with 21 employees during a normal shift.

The stage area will be oriented south or southeast with sound absorption measures (sound absorbing walls, trees and more but smaller speakers, no woofers). A sound engineer is consulting with the owners on sound reduction measures. The owners are confident that the sound will not negatively affect the residential area west of the building and is presently working with the City on a covenant to that regard measuring an acceptable decibel level.

Following are the most recent commitments agreed to by the developer and brewery operator:

1. Uses. The list of accepted uses has been changed from I-4 to I-2 (although there are no present plans, a spirits distillery has been added as a use which is the one I-3 use requested) and C-3 uses (with the exception of the uses that are objectionable: automobile oil change or lubrication shop, check cashing or validation service, emergency shelter, gasoline service station, outdoor advertising signs, and tattoo parlor).

2. Hours of Operation: 7 am – 12: 30 am Mon-Thurs., 7 am – 2:00 am Fri-Sat., 7:00 am – 10 pm Sun. The outdoor area will not be open any later than 12:00 a.m. The City of Indianapolis Noise Ordinance prohibits noise (from outdoor music or other sources) past 11 pm.

3. The outdoor beer garden area will be used for special events, lawn chair movie nights for families and private /corporate events. The site plan calls for permanent seating for no more than 150 and, except for concerts or special events, normal standing room in the beer garden area is anticipated to be a maximum of 550 for a total capacity of 700, although the petitioner does not anticipate normal usage of the beer garden will come anywhere close to capacity. The owners will limit TOTAL capacity (indoors and out) to 800 and to 1,500 for the limited number of special events.

4. Special Events. A limit of 15 “pre-ticketed events” annually. These events would be promoted and pre-ticketed by a third party. The land use committee recommends these events be limited to 6 during 2013 and increased to 15 thereafter.

Based on the majority of very positive feedback from neighbors attending the land use meeting, local ownership and management, and the owners’ desire to monitor and limit sound by installing sound-deadening measures and ample off-street parking, the land use committee recommends approval subject to acceptable covenants outlined above. The MKNA Board of Directors upheld the land use committee’s recommendation at its Nov. 8 board meeting. The rezoning for this hearing was originally scheduled on November 15 at 1:00 pm in the Public Assembly Room of the City-County building. An automatic continuance was filed, thus moving the hearing date to Dec. 13 at 1:00 pm in the Public Assembly Room of the City County building.

Comments (14)

Matt wrote

This all looks like a pretty solid plan. A few concerns are growing locally on a site that used to be a dry cleaners sounds pretty ominous. Have this site been cleaned properly to support any form of agriculture? The other is obviously the parking and use/abuse on the street. The streets in this area are generally in poor condition. I would hope a combination of the city and the owners would offer to repave and residwalk the area immediately surrounding. Otherwise this looks like a well-thought out site plan. Let's hope they can get it approved and pull it off. I would love to ride my bike here and see a show with some local brews.

Posted Nov 15 2012 4:47 PM

Mark wrote

53 parking spaces for a 1000-person (+ staff?) venue, in a residential neighborhood? 2am closing and outdoor music (15 nights a summer of ticketed events, plus unlimited non-ticketed evenings) in a residential neighborhood? Our daughter lives on Carrollton, and I advised her to sell her house if this gets approved. I hate to see this building sit empty, but this project is a neighborhood-killer.

Posted Nov 24 2012 2:59 AM

Matt wrote

With respect to Mark's comments, I guess we will have to agree to disagree. Yes, that would be a lot of cars but the plan clearly shows an agreement in place for 133 spots including the neighboring lot. Yes, I think the neighbors should negotiate a smaller crowd (maybe max of 800?). But to suggest that this would kill the neighborhood seems over the top. The "not in my backyard philosophy" is why new development ends up in Carmel, Fishers, etc. Just drive down to Cincinnati and ask them how they feel about a beautiful aquarium, shopping center and restaurant complex sitting on the Kentucky side of the river because City Council couldn't agree on a few issues. Yes there should be limits to seating, attendance, noise, etc. But to go so far as to say this is a neighborhood killer...how is that any worse than an abandoned industrial site that is a blight on the area and attraction for homeless, vandalism, etc.? At least there would be taxes on the site, employee wages and a nice spot for locals to walk to for a bite to eat and a beer. I can't see enough negatives here to outweigh all the positives. I still stand by the idea with some adjustments. I was even contacted after my first comment to assure me that there has been an environmental phase I of the area done to ensure the area is safe for growing with one small area that can't be used because of oil. It sounds like they are at least thinking about all the needed steps here.

Posted Nov 26 2012 2:16 PM

Lynn wrote

I just moved to this area from a house a few blocks south of Broad Ripple Avenue. We had armed robberies on our street every weekend becuase people would walk home from the bars on Broad Ripple Avenue to their cars parked on the streets. This is exactly what will happen here, too. 1,000+ people walking the streets at 2AM is guaranteed to attract the same type of crime I just moved away from. I'm very concerned about this and the safety of my children.

Posted Nov 27 2012 1:06 PM

J wrote

I agree with both. Matt for his logic and understanding of the project and its inherent benefits and Mark for encouraging anyone with such myopic views of neighborhood development to move to the suburbs.

Posted Nov 27 2012 4:22 PM

Mark wrote

Even with the changes you mention, Matt, I still cannot endorse the plan. 800/133=6 people per car, or if people drive in twos, the neighborhood will need to welcome 267 additional cars (plus employees' cars??). But even more important is the placement of an outdoor music venue within 200' of our daughter's bedroom window. That, my friend, is not neighborhood-friendly.

Posted Nov 27 2012 6:41 PM

Jackie wrote

A large-scale restaurant seating 500+, along with an outdoor concert area seating max 1500, is not a good fit for this densely populated, PRIMARILY RESIDENTIAL area. Just ask those who live across the street on Winthrop, Guilford and Carrollton, not to mention, Forest Hills and Canterbury neighborhoods. Property values in the area would plummet should this large-scale development with an outdoor concert venue be allowed. The small corridor referred to is the only rundown spot in the area and is in need of development, but this is not a good fit. On-street parking in the area is already at a premium because of the existing small-scale restaurants customers and employees. The proposed establishment would be open seven days a week and late night; Mon.-Thurs. 7:00am-12:30am; Fri.-Sat. 7:00am-2:00am; Sun. 7:00am-10:00pm. Lasting detrimental effects on our neighborhoods, in regards to noise, crime, litter, traffic and parking would be the same problems Broad Ripple endures, and why many move from that area to ours.

Posted Nov 28 2012 2:51 PM

Jackie wrote

Posted Nov 28 2012 2:52 PM

dave wrote

CAN'T WAIT TO PICK UP THE TRASH!

Posted Nov 28 2012 9:34 PM

Sara wrote

Have the developers looked at the lot to the south of developer town and thought about turning that into additional parking? That would at least add some additional spaces and decrease the amount of street parking. Just a thought. I don't really want drunks getting mugged in my front yard at 2 am :) Love the concept just wish it was scaled down and not in my front yard.

Posted Nov 29 2012 7:42 PM

david wrote

well after that meeting i think they are going to do what they want!! so i'm getting bids for new fences and gates. hope they really do not make the east side of winthorp ave for street parking ,that will make it tight and congested too. so i'm guessing that will be the largest indoor seating in broadripple and sobro ? wow right next door, can't wait . like dave said they'l be some trash to pick up in the mornings, but hey that will make jobs, right?????

Posted Nov 30 2012 9:38 PM

Neighbor wrote

I bought my house in a nice quiet neighborhood, one that I carefully chose for my family. Have lived in the area now over 25 years. When I was in my 20's, before I even owned a home I was not concerned about the future or my investments. I enjoyed hanging out with friends, listening to music, going to the local bars and having a good time. I've worked hard over the years and have made substantial improvements to my house. Some of the work I have done myself. I will leave it a better place than what I found it. I pay property taxes and expect to be able to have confidence and feel that I have the right to expect that my investment will be withstanding. No one person or group should have the right to come along and create change in such a manner to severely alter the characteristics of a residential neighborhood for which these homeowners have a longstanding investment in. The neighbors make the neighborhood what it is. It was clear that the owners of this development are concerned only with their money making potential from the property, nothing else. Recent crime statistics in the area have indicated an increase in home burglaries, personal assaults along the trail and cars being broken into. With the brewery development being planned, the crime rate will surely increase because the emphasis of this brewery/ beer garden establishment is to be focused on alcoholic beverage sales as opposed to the other dining establishments where alcoholic beverages are not a primary emphasis. I do not want to return home some evening or have anyone in my family be met by someone who has had a little too much to drink. I have already experienced the loss of a family member due to a drunk driver. If a person with financial means and great ideas for a new business even had half a heart, they would not try to put a development such as this in a residential neighborhood.

Posted Dec 5 2012 6:45 PM

Kevin W wrote

As a bicyclist who uses the Monon I like the plan and their sensitivity of focusing on users from the Monon. Change is difficult and in most cases looked at suspiciously but I think many people in the neighborhood are over reacting to this planned development. As someone that has a urban/transportation planning background and has lived in a number of cities that experienced this type of redevelopment years ago, I think, if implemented, this plan will only improve the neighborhood. If Craig Baker was involved with McMenamins out of the Pacific Northwest, you'll find that he is keenly aware of making an establishment like Bent Rail fit into the fabric of the neighborhood. I invite anyone opposed to this development to check out the McMenamins' website and in particular the Kennedy School in Portland, Or. The Kennedy School was a former grade school that had been closed by the school system and it was redeveloped by the McMenamins. The neighborhood had similar concerns and now, not only is the restaurant/bar/hotel/brewery/movie theater a focal point of the neighborhood, it has improved property values immensely. The American Planning Association had an article in their trade magazine a number of years ago about the incredible efforts put forth by the McMenamins when they developed an establishment. I suggest that you do a little research to see what you maybe turning away. Regarding the parking, incentivize people from the area to walk and bike by supplying them bike parking, sidewalks, and bicycle infrastructure and you ameliorate some of the parking issues or in this case, de-incentivize people to drive by not supplying loads of parking and it will drive them (no pun intended) into other means of travel. It works elsewhere outside of Indianapolis and it will work here as well. On a final note, reading these posts, it reminds me of all the things I heard about the Monon when it was being proposed and now hundreds of thousands of users are on that trail every year and it has improved property values for blocks on both sides of the trail.

Posted Dec 13 2012 5:15 PM

Brett wrote

As someone that moved into the neighborhood in the last year, one of the reasons me and my wife chose this area to live is that it seems to be growing with a neighborhood and locally owned business focus. We do our best to support local, community minded businesses. This fits right in line with what we and others of our mind set are excited to see coming in to the neighborhood, not little caesar's. Another reason this area was my first choice to live in the Indy area, is that, besides downtown, it has a higher walkability, thanks in large part to the Monon, than many other neighborhoods. I am excited for the possibility of another local brewery opening up within walking distance of my home, especially one that may also have live music. With this in mind, I think that you would see a lot of people actually walking from their homes or their friends homes to the brewery, instead of everyone driving as Mark is assuming. In terms of noise, I cannot imagine that the music will be louder than the noise from the State Fair, which those of us on the Monon hear quite clearly during its run in the summer and other events at the venue. In terms of criminal activity on the Monon, I truly believe that the more it is used, the less of a target it is. If more people are there to witness a crime, the less likely someone would attempt and potentially get caught.

Posted Dec 19 2012 12:58 PM