Planning commission denies special‑use permit for Buckman Brewhouse after parking, ADA and safety objections

The Cabot Planning Commission voted to deny a special‑use permit for Buckman Brewhouse, a proposed brewpub at 114 West Pine Street, after extended discussion and public opposition over parking, ADA access and safety near a railroad crossing.

Planning staff introduced the application and explained the building — the city’s former fire station — is in a C1 central business district and requires a special‑use permit to operate as a brewpub. Laura (planning staff) said the staff report contained few substantive comments but that she would recuse from the item; Vice Chair Ronnie Low presided over the hearing.

The applicant, Christopher Robbins, representing Buckman Brewhouse, told the commission the proposed maximum occupancy is 102 and estimated total parking in the annex/adjacent lots at roughly 56–75 spaces. He said the city had discussed a shared‑parking arrangement and that removable bollards would keep the alley closed to through traffic except for deliveries.

The central dispute centered on whether off‑site parking and alley changes would meet code and protect existing businesses and ADA access. Local property owner and attorney Patrick Malikian challenged the off‑site parking agreement as lacking specific reserved spaces, enforcement terms or consideration; he argued the zoning code requires calculating parking for each use separately and estimated the three adjacent buildings alone require about 74 spaces, roughly equal to the lot’s existing capacity. He also said closing the alley could remove ADA access for his building and asked who would fund alley repairs and any required sidewalk or railing work.

Longtime resident Phil Robinson urged denial on principle, saying Cabot and Lonoke County have historically been “dry” and that the brewpub’s proximity to schools, churches and residences made the location inappropriate. "I just don't think it should be here," Robinson said.

Robbins responded that employees could be directed to park across the street per the city’s suggestion and that plans existed to expand parking along the railroad corridor in the coming year. Staff said the annex building currently houses courts but that those functions will move in January and that leasing of the annex afterward had not been finalized.

A motion to approve the special‑use permit was called and a roll‑call vote was recorded with multiple "no" votes; the motion failed, denying the permit. The chair closed the public hearing and returned the meeting to the commission.

Why it matters: The vote leaves the property without the requested special designation, blocking the applicant’s immediate plan to open a brewery/restaurant at the former fire station. Key unresolved issues were enforceable off‑site parking, how closing the alley would affect ADA access to adjacent buildings, responsibility for alley improvements and public‑policy objections raised by residents.

The commission did not adopt any conditions or defer the item; the permit request failed on the motion to approve. The applicant and staff may choose to revise and refile, seek alternative parking arrangements, or pursue other sites. The commission moved on to other agenda items.