Subject:
Title
Public Hearing on Request for Approval of Modifications of Site Plan Requirements Related to Parking for Bear Branch Tavern, located at 133 Maple Ave., E, to increase the maximum number of seats from 300 to 337 (15 mins.)
Body
DATE(S) OF PRIOR COUNCIL CONSIDERATION OF THIS ISSUE: 9/17/2018
EXPLANATION AND SUMMARY:
Bear Branch Tavern currently operates with 249 seats (159 indoor seats and 90 outdoor patio seats). A 2018 Modification of Requirements approved by Town Council allows the restaurant to operate with up to 300 seats. The modification was needed because, under standard calculations, the amount of parking needed by the combination of the upstairs office uses and the ground floor restaurant would exceed the 103 onsite parking spaces. In 2018, the Town Council determined that the highest demand for restaurant parking would be in the evening, when the offices are closed, and therefore concluded that the modification was warranted.
The applicant is now proposing to create a private dining space in the restaurant basement, which would add 88 additional seats to the current 249 seats, for a total of 337 seats - 37 more than the previously approved maximum of 300.
The applicant is proposing to deploy an onsite valet service, which would allow parking for 11 more vehicles on site than the 103 onsite spaces would normally allow. Doing so would provide enough parking for the 337 seats being used when the basement-level, private dining area is booked for use.
At its March 11, 2026, meeting, the Planning Commission recommended that the Town Council approve a modification of requirements related to onside parking to accommodate an increase in restaurant seating from 300 to 337, only for after 5 pm Monday-Friday and all day Saturday and Sunday. The Planning Commission did not include a recommendation that Town Council require valet services.
Departmental Recommendation: Staff believes that the Town Council could approve the requested modification, thereby accommodating an increase in overall seats, with conditions that Council believes will sufficiently address the increased parking demand. Such conditions could include limitations on hours, requiring valet service as proposed by the applicant, and other areas.
Town Attorney Recommendation: Pursuant to Town Code Section 18-830, following the receipt of recommendations from the Planning Commission, the Board of Architectural Review and receipt of input from the public at a Public Hearing, the Town Council may approve certain modifications from zoning requirements if there is a finding that the proposed modifications are consistent with the Comprehensive Plan and do not impair the integrity of the Town Code.
Town Manager's Recommendation: I recommend the Town Council approve the requested Modification of Requirements, as presented.
PROPOSED/SUGGESTED MOTION
Recommended Action
“I move to close the public hearing.”
And
(Applicant Request)
"I move to approve the requested Modification of Requirements for Town Code Sections 18-524, 18-527, 18-529, and 18-531 for Bear Branch Tavern, located at 133 Maple Avenue East (Tax Map Parcels 0384 54 0100 and 0100A), to permit an increase from 300 seats up to a maximum of 337 seats conditioned on providing on-site valet parking that can accommodate up to 11 vehicles in addition to the 103 striped spaces, as shown on the site plan approved by the Fairfax County Fire Marshal, when the basement private dining space is in use."
Or
(Planning Commission Recommendation)
"I move to approve the Modification of Requirements as recommended by the Planning Commission for Bear Branch Tavern, located at 133 Maple Avenue East (Tax Map Parcels 0384 54 0100 and 0100A), to allow the previously approved parking modification to accommodate an increase in restaurant seating from 300 to 337 seats after 5 pm Monday-Friday and all day Saturday and Sunday."
Or
(Alternate Motion)
"I move to approve the Modification of Requirements for Town Code Section(s) 18-… for Bear Branch Tavern, located at 133 Maple Avenue East (Tax Map Parcels 0384 54 0100 and 0100A), subject to the following conditions:
(e.g., eliminating valet parking requirement, restricting private dining space hours of operation, reducing maximum number of seats, etc.)”
Or
"I move to deny the requested Modification of Requirements for Town Code Sections 18-524, 18-527, 18-529, and 18-531 for Bear Branch Tavern, located at 133 Maple Avenue East (Tax Map Parcels 0384 54 0100 and 0100A), to permit an increase from 300 seats up to a maximum of 337 seats conditioned on providing on-site valet parking that can accommodate up to 11 vehicles in addition to the 103 striped spaces, as shown on the site plan approved by the Fairfax County Fire Marshal, when the basement private dining space is in use."
Or
Other action deemed necessary by Council.