P&Z members are reviewing a redevelopment application from Reverie Brewing Company, LLC, to operate a brewery in an industrial building off Church Hill Road, which at certain times of the week would function as a brewpub, where patrons could go to buy beer for consumption there or off the premises.

Reverie representatives explained their business plan for a brewery/brewpub to P&Z members at a May 3 public hearing, which is scheduled to resume on May 17.

In a related matter, following a public hearing, P&Z members approved new zoning regulations which would allow one food truck to park outside a brewery on Fridays through Sundays to offer prepared food to people patronizing a brewpub there. The food truck's presence would be allowed as an accessory use to the brewpub under the terms of a special zoning permit.

Such food truck operators would need approvals from the town Health Department and from the owner of the brewpub to sell food. The food truck accessory use also would apply to distilleries.

George Benson, town planning director, has said that brewpubs and distilleries typically do not serve food, so creating new zoning regulations on food trucks as an accessory use at brewpubs/distilleries allows patrons to have prepared food with their drinks.

Reverie is seeking a special zoning permit to convert an industrial building at 57-B Church Hill Road into a brewery/brewpub. The 5,853-square-foot structure, which was built in 1953, has been used for auto repair. It is in a M-5 (Industrial) zone. Recently, the building had been used as a garage for a construction/landscaping company.

In September 2017, the P&Z approved zoning regulations which allow brewpubs and distilleries as permitted land uses. Under the terms of the brewpub regulations, such facilities are allowed to manufacture, package, and store beer. Such beer may be purchased at the brewpub for consumption there, or may be purchased and consumed elsewhere.

According to the zoning application from Reverie, the site would be cleaned up and improved to house a brewery/brewpub.

Ryan Broderick, president and co-owner of Reverie, told P&Z members that the proposed facility would be a "community-focused brewery" intended to engender a sense of community among its patrons.

Frank Lockwood, Reverie's chief brewer, said the firm wants to create a "unique destination" for those who patronize it.

The craft beer manufactured would be a high quality beverage produced by a well-managed company, Mr Broderick said. Tours of the facility would be provided.

The applicants displayed floor plans of the proposed facility, as well as site plans depicting the structure in relation to its surroundings. The brewery component of the business would be observable from its adjacent tap room. The applicants proposed 19 parking spaces adjacent to the building. There would be seating for about 30 patrons in the taproom which would have ten taps. The firm's goal is to produce about 2,000 barrels of beers in its first year.

Rob Manna, who owns the property that would house the brewery/brewpub, said his construction/landscaping firm has moved from the site to other facilities on Commerce Road. Mr Manna said the proposal represents a good reuse of the industrial building. Mr Manna pointed out that the 0.78-acre site is relatively tight and has no road frontage. Access to the property is via an easement.

P&Z member Jim Swift said the proposal represents an improved use of the property.

Mr Broderick said that under the best of circumstances, the brewery would open for business in about four to five months. The firm would need time for the delivery and installation of various brewing equipment. As a business opening approaches, the firm would return to the P&Z seeking approval for commercial signage to advertise its presence.

In describing his firm, Mr Broderick said, "We're not a brewpub. We're a brewery." The term "brewpub" has been used to describe such a business in the context of it operating a tap room, at which patrons consume beer and would have access to an adjacent food truck.

Mr Swift said that he expects the Reverie will become a very successful business venture, but adequate parking would become an issue when considering the firm has plans for only 19 parking spaces. P&Z member Robert Mulholland recommended that Reverie at least double the number of parking spaces.

P&Z members learned that the firm has made arrangements with Newtown Hardware of 61 Church Hill Road to allow parking for Reverie at the Newtown Hardware parking lot.

Mr Mulholland, however, cautioned that allowing patrons to walk between the brewery and the hardware story parking lot would make for "a very dangerous situation." The southern end of the building at 57-B Church Hill Road lies about 600 feet from Church Hill Road.

"We're all enthused about what you want to do, " Mr Mulholland said. But he added he expects that the location proposed for the brewery would create problems for Reverie and the town.

P&Z Chairman Don Mitchell said he plans to visit the 57-B Church Hill Road site to inspect it and review the proposed parking plans.

Mr Manna observed, "It's a difficult site, less than one acre."

P&Z members will need more information on the Reverie proposal before acting on the application, Mr Mitchell said.