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HomeMy WebLinkAbout- - CO-12-05 Title 13, Chapter VI Municipal - 5/1/2012CITY COUNCIL AGENDA VDA REPORT MEETING DATE: MAY 1, 2012 ITEM NUMBER: SUBJECT: CODE AMENDMENT CO-12-05: AN AMENDMENT TO TITLE 13, CHAPTER VI, OF THE COSTA MESA MUNICIPAL CODE RELATED TO OFF-STREET PARKING REQUIREMENTS FOR ESTABLISHMENTS WHERE FOOD AND BEVERAGES ARE SERVED DATE: APRIL 19, 2912 FROM: DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: CLAIRE FLYNN, ACT. ASST. DEV. SVCS. DIRECTOR FOR FURTHER INFORMATION CONTACT: CLAIRE FLYNN, 714 754 5278 claire.flynn(acostamesacamov RECOMMENDATION Pursuant to the Planning Commission's recommendation: Introduce and give first reading to the ordinance amending Title 13 of the Costa Mesa Municipal Code to revise parking rates for specified establishments where food and beverages are served. BACKGROUND On April 9, 2012, the Planning Commission recommended approval of the ordinance to revise the City's current parking rates related to restaurants, eateries, cafes, and other food/beverage establishments. In recent years, an increasing number of minor conditional use permits for shared parking deviations have been processed. These MCUPs allow deviations from "straight" Code - required parking numbers. Generally speaking, City staff has received a number of comments from the business community regarding the high degree of restaurant parking currently required by Code. In anticipation of the International Council of Shopping Centers (ICSC) conference and in response to this feedback from restaurant industry professionals, City staff has initiated a time -sensitive ordinance to update the current parking requirements for establishments where food and beverages are served. The City's parking rates for restaurants are among the highest in the County (10 spaces per 1,000 square feet for the first 3,000 square feet, and 20 spaces per 1,000 square feet thereafter). Table A Straight Code -Required Parking for FoodlBeverage Establishments City Establishment Parking Rate DescriptionlNotes Type {Number of parking spaces per 1,000 square feet of gross floor area [GFAI, unless otherwise indicated Newport Beach Food Service 20 spaces per 1,000 sf" Approximately 20 per 1,000 wlthlwithout sq.ft. of "net public area", alcohol, `(net public area) including outdoor dining withAvithout late areas, but excluding the first hours 26% or 1,000 sq. ft. of outdoor dining area, whichever is less. Stand alone eating Huntington Large Restaurant 16 spaces per 1,000 sf establishment with 12 seats or Beach more requires 16 spaces per 1000. Small Restaurant 5 spaces per 1,000 sf Eating establishments with less than 12 seats requires 5 spaces per 1,000 sq.ft.. Anaheim Restaurant, Full- 15 spaces per 1,000 sf 15 spaces per 1, 000 square service feet of GFA, if not integrated into a planned development complex. 8 spaces per 1,000 square feet of GFA if integrated into a planned development complex, - Fountain Valley Restaurant 10 spaces per 1,000 sf 10 spaces per 1,000 square feet (gross area), Fullerton Small Restaurant 4 spaces per 1,000 sf 12 seats or less requires 4 spaces per 1,000 sq.ft. (gross floor area) with a minimum of 6 spaces. Large Restaurant 10 spaces per 1,000 sf 13 seats or more requires 90 spaces per 1,000 square feet (gross floor area). Irvine Restaurant Varies. 13 to 18 spaces per 1,000 sf Orange Restaurant Varies. 10 to 18 spaces per 1,000 sf ANALYSIS Code Amendment CO-12-05: Parking Ordinance for FoodlSeverage Establishments Objective The objective is to adjust the rates to better reflect parking demand for restaurants. Staff has received feedback from the restaurant industry that potential businesses are finding that the high parking rates may be too conservative and can become a deterrent to new businesses, especiaily sit-down, family restaurants greater than 3,000 square feet in size. The core issue is that large restaurants (3,000 square feet or more) are applied a parking rate of 15 to 18 spaces per 1,000 square feet of gross floor area overall due to the current tiered parking model. Two Key Changes These two changes were developed in collaboration with Linscott, Law, and Greenspan Engineers based on their experience with parking studies. Their letter report is attached (Attachment 2). The proposed changes are shown in redline in Attachment 1 and summarized as follows • The parking rate for large restaurants (3,000 sq.ft. or greater) is proposed to be upda ted: Establishments Where Food or Beverages are Served with more than 300 square feet of Public Area; Existing Parking requirement: 10 spaces per 1,000 sf for the first 3,000 sf; 20 spaces per 1,000 sf for each additional 1,000 sf above the first 3,000 sf Proposed Parking requirement. 10 spaces per 1,000 sf for the first 3,000 sf; 12 spaces per 1,000 sf for each additional 1,000 sf above the first 3,000 sf Outdoor patio dining areas are currently included in the gross floor area of the food establishment, and therefore assessed the same parking rate as the indoor area. Staff also surveyed other Cities and generally found comparable harking rates to surrounding Cities, as shown in Table A (page 2). • A credit of a maximum of one (1) parking space may be allowed for bicycle racks. Commission recommended a parking credit as an incentive to promote the installation of bicycle racks. A footnote has been added to the parking table to reflect a one -space parking credit. "The final review authority may apply a maximum credit of one parking space due to the provision of bicycle racks. This credit shall only apply to the overall parking supply and not to multiple uses." Shared Parking Table Apart from straight Code -required parking, the City also utilizes a " shared parking analysis" table adopted by resolution in the late 1980s and originally prepared by Linscott, Law, and Greenspan. The shared parking table takes into account the City' s code requirements; however, it allows for adjustments to the overall minimum required parking due to shared parking (i.e. different peak demands based on types of uses). If the ordinance is adopted, the revised parking rates shall be reflected in the shared parking analysis table and brought to Planning Commission for formal adoption by resolution prior to the ordinance being effective. PUBLIC NOTICE Code requires publication of a display AD in the local newspaper (Daily Pilot) for Title 13 Code Amendments. In this case, public notices were also mailed to the following. ■ Major Developers • Building Industry Association ■ Costa Mesa Chamber of Commerce ■ South Coast Metro Alliance ENVIRONMENTAL DETERMINATION The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA guidelines, and the City' s environmental procedures, and has been found to be exempt pursuant to Section 15061 (b) (3) (general rule) of the CEQA Guidelines, in that it can be seen with certainty that there is no possibility that the proposed amendment to the Zoning Code will have a significant effect on the environment. LEGAL REVIEW The City Attorney's Office has reviewed the attached ordinance and approved it as to form. ALTERNATIVES 1. Give first reading to the Ordinance, The proposed amendment directly impacts large restaurants (3,000 square feet or greater). No changes are proposed for small establishments. 2. Receive and Fife. CONCLUSION The proposed Code amendment includes adjusted rates to better reflect parking demand for establishments where food and beverages are served. CLAIRE FLYNN, AI P KHANH NGUyt Act. Asst. Dev. Sv s. Director Interim Deveto ATTACHMENTS: 1. Redline/Strikeout Exhibits 2. LLG Letter 3. Draft Ordinance DISTRIBUTION: Chief Executive Officer City Attorney Public Services Director Transportation Svs. Mgr. City Clerk (2) Staff (4 ) File (2) South Coast Metro Alliance Chamber of Commerce CJ Segerstrom & Sons Services Director ATrk. H41eloT j Costa Mesa Zoning Code TABLE 13-89 NONRESIDENTIAL PARKING STANDARDS USE PARKING RATIO PER GROSS FLOOR AREA (except as noted otherwise) Retail; Offices; Central Administrative Offices; 4 spaces per 1,000 square feet with a minimum of 6 spaces _ 4110 Ft*41-,44 V4" F''[-Fk' Establishments Where Food or Beverages are Served with a Lspaces per 1,000 square feet with a minimum ol'6 spaces maximum of300 sq.ft. of Public Area' Office Buildings exceeding two stories in height and 100,000 3 spaces per 1,000 square: feet square feet in area Hanks; Savings and Loans; Credit Unions 5 spaces per 1,000 square feet with a minimum of 6 spaces Medical and Dental offices; Acupressure; Massage 6 spaces per 1,000 square feet with a minimum of 6 spaces Furniture and Appliance Stores with floor area greater than 2 spaces per 1,000 square feet with a minimum of 20 spaces 5,000 square feet Churches; Theaters; Mortuaries; Auditoriums; Services and Within the main auditorium or assembly area: 1 space for each 3 fixed seals or 1 Fraternal Clubs and Lodges; Amphitheaters and other similar space for every 35 square feet of seating area if there are no fixed seats. 18 places of assembly lineal inches of bench shall be considered equal to one fixed seat. Racquetball and Tennis Facilities 3 spaces per court plus parking required for incidental uses such as restaurants which shall be calculated as noted below. Establishments Where Food or Beverages are Served with k+y � re• r + +1 �� # I 1+�- 4c m peF 1 A A 1W q--r=- more than 300 square feet of Public Areal hd,i:=:..^,1 , 000 _., i< .,1.w e the Pr:.: 100 ..., P. 10 spaces per 1.000 square feet _for 1he first 3.Ot10 square feet' 12 spaces per 1.000 square feet for each additional 1.000 square feet abonc thi: first 3_000 square feet '_ Health Clubs; Spas; Figure Salons; Skating Rinks; Game 10 spaces per 1,000 square feet Arcades Bowling Alleys 3 spaces per lane plus parking required for incidental uses such as restaurants which shall be calculated as noted under "Establishments Where Food or Beverages are Served". Trade Schoois; .Business Colleges; Dancing and Music 10 spaces per 1,000 square feet Academies ' Establishments limited to seating for 12 or fewer persons prior to June 4, 1997 shall remain at that seating limit unless additional parking is provided pursuant to this Zoning Code. — �A'Ilert''F}kH'1` rl .. i3�-iiriaYevrrr-ri - �fi—OtlidOHr _"fliN—gh3!4;ti-110lir i'"J�rrsc htii4�:.,e1 "�+i .i.n_ ei,lVhei.e t1 a L...wltk.:i.., i:.r..., ..,.t'1'''�m eze""�;•eS'$i1-irF3SiiiHir-�c'-F�`H;7:7: :..-..�L.i i_. i.:..a ..�-, for ih 2 The outdoor patio scaling areas shall be added to the gross floor area of the building for purposes uFdeterntining the required parking. 3 The Final review authority may aDDly a maximum credit of one Dark- ine sDaoe due: to the nrovision of bicy cle racks. Fhis credit shall only avply to the overall parking supply and not to multiple uses When the approval of a use permit is required, the final review authority may require additional parking spaces at a ratio not to exceed 30 spaces per 1,000 square feat of floor area of the entire building. Factors that may warrant additional parking include, but are not limited to, the provision of entertainment and/or dancing, or substantial ratio of floor area devoted to bar as compared to restaurant use. The maximum parking rate shall be applicable to uses that have substantially maximized the building's occupancy due to design and provision of concentrated uses. Chapter VI Off -Street Parking Nonresidential Revised 9103 Ordinance 03-8; 4106 Ordinance 06-9 ,417hc#AeAr April 6, 2012 Ms. Claire Flynn City of Costa Mesa 77 Fair Drive Costa Mesa, CA 92626 LLG Reference: 2.12.3282-1 Subject: Restaurant Parking Ratio Recommendations Costa Mesa, California Dear Ms. Flynn: Linscott, Law & Greenspan, Engineers (LLG) is pleased to present recommendations to update the City Code parking ratio for restaurants with more than 300 square feet (SF). Based on LLG's prior studies and further testing and calibration of the Shared Parking methodology applied to recent development projects in the City, a "design -level" ratio of 12 spaces per KSF (1,000 SF) for sit-down restaurants was considered to be a solid demand factor. City Code Ratios for Restaurants The City Code ratio for small restaurants (maximum of 300 SF) requires 4 spaces per KSF, with a minimum of 6 spaces. This ratio is consistent with industry standards for 300-SF ancillary/retail-supporting/in-line food service uses; therefore, no refinements to the Code ratio are recommended. The City Code ratio for restaurants larger than 300 SF requires 10 spaces per KSF for the first 3,000 SF, plus 20 spaces per KSF for areas in excess of the first 3,000 SF. The attached Table 1 summarizes the effective, combined ratios calculated based on the City Code's "stepped" procedure for a range of restaurant square footage (from 3,000 SF to 45,000 SF). As indicated in Table 1, the City Code effective rate becomes 15 spaces per KSF at 6,000 SF of total floor area, and 19 spaces per KSF at an aggregate floor area of 20,000 SF. The recommended ratio of 12 spaces per KSF corresponds to restaurants that are only 3,600 to 3,900 SF in size. Further, the range of 40,000 to 45,000 SF of restaurants (corresponding to a typical restaurant total within a shopping center/cumulative setting) would yield an effective/combined ratio of 19 spaces per KSF based on City Code (unrealistically high in LLG's experience). These comparisons indicate that the City Code ratio for restaurants overestimate the Engineers & Planners Traffic Transportation Parking Unsco% Law & Greenspan, Engineers 1580 Corporate Drive suite 122 Costa Mesa, CA 92626 714.641.1587 r 714.541.Q139 F wmllgengineers cam Pasadena Costa Mesa San Diego Las Vegas Philip M. Linscon, PE mi-2im Jack M. Grnenspa=i. PE Ik'd William k Law, PE mvu Paul w. Wilkinson. PE John P Kea6n8. PE David 5. Shender, PE John A Boafmarl. PE Clam M. Look -Jaeger, PE Richard E. Barrette, PE Kell 0. Maberry, PE An LSWrB Cwwarn Famdea IM .N, J02 (,1,2.1 rr_�U - Cav of C1� mrc,a Pww nu Ordinanr . Cn 11 Aiem1-,t= 1r Jl,.Q_Je LEi Ms. Claire Flynn April 5, 2012 Page 2 parking requirements of restaurants, especially if they are not "standalone" facilities and which are in a mixed-uselcumulative setting. Recommendations LLG has found the 12 spaces per KSF ratio to be a solid restaurant demand factor, and it is consistent with our prior studies for South Coast Plaza. Town Center (study dated June 25, 2001) and Valencia Town Center in the City of Santa Clarita (studies from April 2, 1997 through the present time). Rates derived from fitted curve equations in ITE's Parking Generation (4,h Edition) for Quality Restaurants (using a total restaurant size of approximately 42,000 SF in a shopping center) range between 12.45 spaces per KSF for a Friday to 12.10 spaces per KSF for a Saturday, further validating the reasonableness of the 12 spaces per KSF ratio. As another validation for the recommended updates to Code, from on -going experience at Triangle Square, it became evident that the "direct application" of current City Code ratios was potentially overstating the realistic parking needs of the development. Iterative testing and calibration of the "direct application" in the shared parking model was performed, with the application of a design ratio of 12 spaces per KSF for restaurants being a key step. It was concluded that the calibrated parking model provided more realistic estimates and a finer resolution of practical "design - level" demand. Based on the above, we recommend the following parking rates for restaurants larger than 300 SF: • If total Gl A (including outdoor dining areas) does not exceed 3,000 SF, then 10 spaces per KSF of total GFA • If total GFA (including outdoor dining areas) exceeds 3,000 SF, then 10 spaces per KSF for the first 3,000 SF, and 12 spaces per KSF beyond the first 3,000 SF Outdoor dining areas specifically include those areas used for seating and serving dining patrons (who choose not to dine indoors), not ancillary/common/"hang out" open space that do not generate additive parking demand. The above recommendations call for applying the same ratio to indoor and outdoor dining areas. The reference to the application of 2 spaces per KSF for outdoor dining areas in restaurants larger than 3,000 SF on Page 3 of the April 3, 2012 Planning Commission Agenda Report is not correct. h 026M2 in2S2 • 03, s1 O*M..Moa NAIng ursL»umr-, COSIi A4esgvz? _ ltr 4-6.111doc 9 TABLE 1 CITY CODE RATIO FOR RESTAURANTS SF 1st 3,000 SF >3,000 SF spaces I st 3,000 SF Spaces >3,000 SF Total Spaces Effective Ratio 3,000 3,000 - 30 - 30 10 spaces per KSF 3,100 3,000 100 30 2 32 10 spaces per KSF 3,200 3,000 200 30 4 34 11 spaces per KSF 3,300 3,000 300 30 6 36 11 spaces per KSF 3,400 3,000 400 30 8 38 11 spaces per KSF 3,500 3,000 500 30 10 40 11 spaces per KSF 3,600 3,000 600 30 12 42 12 spaces per KSF 3,700 3,000 700 30 14 44 12 spaces per KSF 3,800 3,000 Soo 30 16 46 12 spaces per KSF 3,900 3,000 900 30 18 48 12 spaces per KSF 4,000 3,000 1,000 30 20 50 13 spaces per KSF 5,000 3,000 2,000 30 40 70 I4 spaces per KSF 6,000 31000 31000 30 60 90 15 spaces per KSF 7,000 3,000 4,000 30 80 110 16 spaces per KSF 8,000 3,000 5,000 30 100 130 16 spaces per KSF 9,000 3,000 6,000 30 120 150 17 spaces per KSF 10,000 3,000 7,000 30 140 170 17 spaces per KSF 11,000 3,000 8,000 30 160 190 17 spaces per KSF 12,000 3,000 9,000 30 180 2I0 18 spaces per KSF 13,000 3,000 10,000 30 200 230 18 spaces per KSF 14,000 3,000 11,000 30 220 250 1S spaces per KSF 15,000 3,000 12,000 30 240 270 18 spaces per KSF 16,000 3,000 13,000 30 260 290 18 spaces per KSF I7,000 3,000 14,000 30 280 310 18 spaces per KSF 18,000 3,000 15,000 30 300 330 18 spaces per KSF 19,000 3,000 16,000 30 320 350 18 spaces per KSF 20,000 3,000 17,000 30 340 370 19 spaces per KSF 21,000 3,000 18,000 30 360 390 19 spaces per KSF 22,000 3,000 19,000 30 380 410 19 spaces per KSF 23,000 3,000 20,000 30 400 430 19 spaces per KSF 24,000 3,000 21,000 30 420 450 19 spaces per KSF 25,000 3,000 22,000 30 440 470 19 spaces per KSF 26,000 3,000 23,000 30 460 490 19 spaces per KSF 27,000 3,000 24,000 30 480 510 19 spaces per KSF 28,000 3,000 25,000 30 500 530 19 spaces per KSF 29,000 3,000 26,000 30 520 550 19 spaces per KSF 30,000 3,000 27,000 30 540 570 19 spaces per KSF 31,000 3,000 28,000 30 560 590 19 spaces per KSF 32,000 3,000 29,000 30 580 610 19 spaces per KSF 33,000 3,000 30,000 30 600 630 19 spaces per KSF 34,000 3,000 31,000 30 620 650 19 spaces per KSF 35,000 3,000 32,000 30 640 670 19 spaces per KSF 36,000 3,000 33,000 30 660 690 19 spaces per KSF 37,000 3,000 34,000 30 680 710 19 spaces per KSF 38,000 3,000 35,000 30 700 730 19 spaces per KSF 39,000 3,000 36,000 30 720 750 19 spaces per KSF 40,000 3,000 37,000 30 740 770 19 spaces per KSF 41,000 3,000 38,000 30 760 790 19 spaces per KSF 42,000 3,000 39,000 30 780 810 19 spaces per KSF 43,000 3,000 40,000 30 800 830 19 spaces per KSF 44,000 3,000 41,000 30 920 850 19 spaces per KSF 45,000 1 3,000 1 42,000 1 30 840 870 19 spaces per KSF 3282 Coda R"MAL � u a "11 Ms. Claire Flynn April 6, 2012 Page 3 We appreciate the opportunity to work on this project. if you have any questions regarding thus letter, please do not hesitate to call me at (714) 641-1587. Sincerely, Linscott, Law & Greenspan, Engineers Klj - • Aq.. x Trissa (de Jesus) Allen, P.E. Senior Transportation Engineer N: M'AQ1?i383. City of CoswMesn Pahmg ordinance, C.esta 4-&1 Z.de ATTACHMENT 3`7 ORDINANCE NO. 12- AN ORDINANCE OF THE CITY COUNCIL OF COSTA MESA, CALIFORNIA ADOPTING ZONING CODE AMENDMENT CO-12-05, AMENDING TITLE 13, CHAPTER VI, ARTICLE 2, SECTION 13-89, TABLE 13-89, NONRESIDENTIAL PARKING STANDARDS, OF THE COSTA MESA MUNICIPAL CODE REGARDING OFF-STREET PARKING REQUIREMENTS FOR ESTABLISHMENTS WHERE FOOD AND BEVERAGES ARE SERVED. THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: TITLE 13. Title 13, Chapter VI, Off -Street Parking Standards, Article 2, NonResidential Districts, Section 13-89, Parking Required, Table 13-89, Nonresidential Parking Standards, of the Costa Mesa Municipal Code is hereby amended as follows. a. Raw 1 [under the " Use" and " Parking Ratio Per Gross Floor Area" header row] of Table 13-89 shall be modified to indicate as follows: U Retail; Offices; Central Administrative Offices; 4 spaces per 1,000 square feet with a minimum of 6 spaces U b. Row 2 shall be added to Table 13-89 to indicate as follows: Establishments Where Food or Beverages are Served 4 spaces per 1,000 square feet with a minimum of 6 spaces2 with a maximum of 300 square feet of Public Area' m C. Row 9 (previously Row 8) of Table 13-89 shall be modified to indicate as follows: i Establishments Where Food or Beverages are Served 10 spaces per 1,000 square feet for the first 3,000 square feet2 with more than 300 square feet of Public Area' 12 spaces per 1,000 square feet for each additional 1,000 square feet above the first 3,000 square feet. 2 m d. Modify Footnote Number2 of Table 13-89 to indicate as follows: " z The outdoor patio seating areas shall be added to the gross floor area of the building for purposes of determining the required parking." e. Add Footnote Number 3 to Table 13-89 to indicate as follows: 3 The final review authority may apply a maximum credit of one parking space due to the provision of bicycle racks. This credit shall only apply to the overall parking supply and not to multiple uses." SECTION 2: ENVIRONMENTAL DETERMINATION. The project has been reviewed for compliance with the California EnviranmentnldQ�$iitbye ncfo�nd ta)+behexemptpgrsualnt to and the City' s environmental procedures, a Section 15051 (b) (3) (general rule) of the CEQQA Guidelines, in that the City Council hereby finds that it can be seen with certainty that there is no possibility that the passage of this ordinance amending the zoning code will have a significant effect on the environment.. SECTION 3: INCONSISTENCIES. Any provision of the Costa Mesa Municipal Code or appendices thereto inconsistent with the provisins� f modif ordinance, thete� tent extent of to inconsistencies and or further, is hereby repealed affect the provisions of this ordinance. SECTION 4: SEVEFABILITY. If any provision or clause of this ordinance or the application thereof to any person or circumstances is held to be unconstitutional or otherwise invalid by any court of competent jurisdiction, such invalidity shall not affect other provisions or clauses or applications of this ordinance which can be lemented without of this ordinance he invalare de carpedvto� onbe clause or application; and to this end, the provisions severable. SECTION 5: PUBLICATION. This Ordinance shall take effect and be in full force thirty (30) days from and after the passage thereof, and prior to the expiration of fifteen (15) days from its passage shall be published once in I�shed ORin ANGE City of CostST a Mesa vAILY lr,On the newspaper of general circulation, printed and pub alternative, the City Clerk may cause to be published a summary of this Ordinance and a certified copy of the text of this Ordinance shall be posted in the office of the City Clerk five (5) days prior to the date of adoption of this ❑rdinance, and within fifteen (15) days after adoption, the City Clerk shall cause to be published the aforementioned summary and shall post in the office of the City Clerk a certified copy of this Ordinance together with the names and member of the City Council voting for and against the same. ATTEST: PASSED AND ADOPTED this day of 2012. ERIC BEVER Mayor of the City of Costa Mesa APPROVE❑ AS TO FORM: City Clerk of the City of Costa Mesa City Attorney I� STATE OF CALIFORNIA) fss COUNTY OF ORANGE i I, , City Clerk and ex-officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above foregoing Ordinance No, 12- as introduced and considered section by section at a regular meeting of said City Council held on the day of , 2012, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the day of , 2012, by the following roll call vote: AYES: NOES: ABSENT: IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of the City of Costa Mesa this _ day of , 2012.