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Commission approves cafe-frontage deviation for Honest Coffee Lab with conditions after staff concerns about pedestrian access
Summary
A deviation to allow sidewalk cafe seating under the updated 2023 form-based code passed after commissioners and staff conditioned seating placement to avoid blocking pedestrian paths and to prevent Greenway encroachment.
The Planning Commission approved a deviation under Springdale’s form-based code to allow cafe-frontage seating for Honest Coffee Lab, with conditions aimed at keeping sidewalks and the adjacent Greenway clear.
Why it matters: The decision affects how downtown sidewalk space is used and balances the business’s desire for outdoor seating with pedestrian circulation and public-right-of-way safety.
Andrea Allen, co-founder of Onyx Coffee Lab (presenting as Honest Coffee Lab), requested the deviation for three distinct sidewalk zones near Emma Avenue, Turnbull Park and the building entry. Staff clarified that the 2023 form-based code no longer allows automatic encroachment into the public right-of-way and that a deviation was required. Staff recommended that tables and chairs be placed adjacent to the building on Emma Avenue (not on both sides of the sidewalk) and that no seating encroach into the Greenway. For the small entryway, staff expressed concern that chairs could obstruct pedestrian flow and suggested prohibiting chairs there while allowing tables if configured to maintain a clear path.
Andrea Allen agreed to move seating for events if downtown organizers requested it and said, "We'll be happy to move them for any event or whatever is needed." Commissioners debated whether to vote on the three seating zones together or separately; the body took them together. The motion to approve the deviation, with the staff-recommended limitations and the applicant's agreement to relocate seating when necessary, passed 7–1–1 (one abstention).
Staff and commissioners emphasized that the City and the downtown Springdale Alliance retain the discretion to require seating relocation for events and safety. The approval includes the condition that seating remain adjacent to building faces where required and that no elements be placed into the Greenway.
Next steps: Planning staff will document the deviation and conditions in the permit record. The applicant should ensure staff and event organizers have a contact process for temporary relocation of seating when needed.
