HomeMy WebLinkAbout10-Development Services
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
From: James Funk, Director
Dept: Development Services
Subject: Development Code Amendment No.
r 02-02 - to modify parking requirements for
. ...restaurants.
Date: November 18, 2002
\...-
MCC Date: December 16, 2002
Synopsis of Previous Council Action:
N/A
That the hearing be closed, and that the Mayor and Common Council waive the first reading and
layover the ordinance for final adoption.
M~
James Funk
Contact person:
\!~lprlP Rr.<;:<;;:
Phone: ,~4_,n,7
Supporting data attached: Staff Report; oniinance
Ward:
ritywide
FUNDING REQUIREMENTS:
Amount: N/A
Source: (Acc!. No.)
(Arrt Dp(;:C"r-irt;rm)
Finance:
Council Notes:
Agenda Item N
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1-&-()3
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
STAFF REPORT
Subject: Development Code Amendment No. 02-02 - Sit-down Restaurant Parking
Requirements
Mayor and Common Council Meeting of December 16,2002
BACKGROUND
The Economic Development Agency submitted an application to modify the parking
requirements for sit-down restaurants on a Citywide basis. The proposed modification
would require one parking space for each 100 square feet of gross floor area, with a
minimum of 10 parking spaces. This requirement is already in place for drive-thru
restaurants. Refer to the Planning Commission staff report for further discussion.
At its meeting of August 20, 2002, the Planning Commission considered the proposed
amendment. The motion to recommend approval failed on a 3-3 vote. Morris, Thrasher, and
Welch voted in favor of the motion and Commissioners Coute, Enciso, and Sauerbrun voted
against the motion. Commissioners Durr, Lockett, and Vasquez were absent.
The Commissioners that voted in favor of the motion to recommend approval favored shared
parking and a reduction in asphalt areas. The Commissioners that voted against the motion
indicated that it was often difficult in the evening to find parking at certain restaurants in the
Hospitality Lane area.
Staff believes that the perceived parking shortage is related to the popularity of the restaurant.
Some restaurants have a wait of more than an hour, especially during peak times. Providing
more parking will not increase the capacity of the restaurant.
In the event that the proposed parking standards are adopted, it would make sit-down
restaurants more economically feasible to develop.
FINANCIAL IMPACT
None, the Economic Development Agency filed the application.
RECOMMENDATION
Staffrecommends that the Mayor and Common Council approve Development Code
Amendment No. 02-02, based upon the Findings of Fact contained in this Staff Report and
waive the first reading and layover the ordinance for final adoption.
Exhibits: I
Planning Commission Staff Report (August 20,2002)
Attachments: A Restaurant Parking Requirements
B Restaurant Parking Comparison
Restaurant Parking Standards Survey
Ordinance
2
3
2
EXHIBIT 1
SUMMARY
CITY OF SAN BERNARDINO PLANNING DIVISION
CASE:
AGENDA ITEM:
HEARING DATE:
WARD:
Development Code Amendment No. 02-02
5
August 20, 2002
Citywide
OWNER:
N/A
APPLICANT:
City of San Bernardino
Economic Development Agency
201 N. "E" Street
San Bernardino, CA 92418
REQUEST/LOCATION:
An amendment to the Development Code to modify parking standards for restaurants.
CONSTRAINTS/OVERLAYS:
N/A
ENVIRONMENTAL FINDINGS:
o Not Applicable
It'! Exempt, Section 15061 (b)(3) - General Rule
o No Significant Effects
o Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program
o Environmental Impact Report, Mitigation Measures, and Mitigation Monitoring/Reporting
Program
STAFF RECOMMENDATION:
It'! Approval
o Conditions
o Denial
o Continuance to:
Development Code Amendment No. 02-02
Meeting Date: 08/20/02
Page 2
REOUEST AND LOCATION
The Economic Development Agency has requested that the City amend Section 19.24.040 of
the Development Code to modify parking requirements for sit-down restaurants. The
amendment would require one parking space for each 100 square feet of gross floor area, with
a minimum of 10 spaces. The Development Code currently requires one space for each 35
square feet of public seating area, plus one space for each 200 square feet of all other gross
floor area, with a minimum of 10 spaces. No changes to drive-thru standards are proposed.
Attachment A contains the proposed language.
BACKGROUND
The Economic Development Agency, on behalf ofthe City, surveyed jurisdictions in
California to determine parking requirements for restaurants. Most of the respondents require
one space pre 100 square feet, with a minimum of 10 spaces. It is easier to determine the
required parking and more realistic. Staff spoke with a restaurant developer and developed a
"typical" restaurant scenario using current City parking requirements and the modified
requirements. That comparison is included in Attachment B.
CALIFORNIA ENVIRONMENTAL OUALITY ACT (CEOA) STATUS
The proposed amendment is exempt from CEQA, Section 15061 (b)(3), General Rule. This
provision is applicable to activities where it can be determined with certainty that there is no
possibility that there may be a significant effect on the environment.
FINDINGS OF FACT
1. Is the proposed amendment consistent with the General Plan?
Yes, the proposed amendment is consistent with Policy 6.8.1, which requires periodic
review of parking standards to ensure that the requirements accurately reflect demand
generated by each land use. The proposed modification reflects current standards in
numerous cities throughout California.
2. Would the proposed amendment be detrimental to the public interest, health, safety,
convenience, or welfare of the City?
No. The standards for all eating establishments would be set at one space for each 100
square feet of gross floor area, instead of the more complex standards in place now
that vary between specific restaurant uses and configurations. This modification would
be in the public interest in that it makes interpretation, and implementation, of the
parking regulation more uniform. The proposed standard would still require a
minimum of ten parking spaces, which would ensure enough parking spaces for the
convenience of patrons without infringing on other uses. There would be no changes
to the size or location of spaces that would be detrimental to health, safety or general
Development Code Amendment No. 02-02
Meeting Date: 08/20/02
Page 2
welfare in that accessible spaces and paths of travel would still be required, consistent
with State and Federal regulations.
CONCLUSION
The proposed amendment does not conflict with the General Plan or Development Code.
RECOMMENDATION
Staff recommends that the Planning Commission recommend that the Mayor and Common
Council approve Development Code Amendment No. 02-02, based on the Findings of Fact in
this staff report.
Respectfully Submitted,
V Ii>>Ju t ,12UY
James Funk
Director of Development Services
~(),~
Valerie C. Ross
City Planner
ATTACHMENTS: A
B
Restaurant Parking Requirements
Restaurant Parking Comparison
Development Code Amendment No. 02-02
Meeting Date: 08/20/02
Page 2
ATTACHMENT A
19.24.040 - OFF-STREET RESTAURANT PARKING STANDARDS
Current Standards
Restaurants, cafes, bars and other eating and 1 space for each 35 sf. of public seating area,
drinking establishments (gfa. Includes plus 1 space for each 200 sf. of all other gross
outdoor seating/eating area) floor area, with a minimum of 10 spaces.
Restaurants with drive-up or drive-thru I space for each 100 sf. of gfa. Plus one lane
facilities (including outdoor seating areas) for each drive-up window with stacking space
for 6 vehicles before the menu board.
Delicatessen/donut ShOD 1 space for each 100 sf. of gfa.
Proposed Modifications
Restaurants, cafes, bars and other eating and 1 space for each 35 sf. ef flllslie seating lIfea,
drinking establishments (gfa. Includes jllliG 1 sflllee fer eaeh 2ee sf. ef all ether gress
outdoor seating/eating area) fleer lIfea, 100 sf. of gfa, with a minimum of
10 spaces.
Restaurants with drive-up or drive-thru 1 space for each 100 sf. of gfa. Plus one lane
facilities (including outdoor seating areas) for each drive-up window with stacking space
for 6 vehicles before the menu board.
, .L ,nn .r
Development Code Amendment No. 02-02
Meeting Date: 08/20/02
Page 2
A TT ACHMENT B
RESTAURANT PARKING CALCULATION COMPARISON
3,160
1,327
1,833
400
1,727
3,560
102
Sit Down Restaurants No. of Spaces Required
Public Seating Area All Other Areas Total Spaces
Current Regulations 49 9 58
1/100 GFA 36 0 36
Drive-Thru's
Current Regulations 36 0 36
1/100 GFA 36 0 36
It should be noted that cities vary between including stacking spaces toward required spacing
and requiring anywhere from 5 to 10 car stacking in addition to these numbers.
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,f ;-__"\ ~-,
il.
, ,-.~
ORDINANCE NO.1 \.j _/
~~--~ '\ i;'
\)
U
AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING
SECTION 19.24.040 OF THE SAN BERNARDINO MUNICIPAL CODE
(DEVELOPMENT CODE) RELATED TO PARKING REQUIREMENTS FOR
RESTAURANTS.
THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO
DO ORDAIN AS FOLLOWS:
SECTION 1. Section 19.24.040 (Number of Parking Spaces Required) of the Municipal Code
(Development Code) is amended to modify the parking requirement for sit-down restaurants as
9 shown in Attachment 1 attached hereto and incorporated herein by reference.
10 SECTION 2. Severability. In the event that any provision of this Ordinance, or any part thereof,
11
12
13
14
or any application thereof to any person or circumstance, is for any reason held to be
unconstitutional or otherwise invalid or ineffective by any court of competent jurisdiction on its
face or as applied, such holding shall not affect the validity or effectiveness of any of the
15 remaining provisions of this Ordinance, or any pm1 thereof, or any application thereof to any
16 person or circumstance or of said provision as applied to any other person or circumstance. It is
17 hereby declared to be the legislative intent of the City that this Ordinance would have been
18 adopted had such unconstitutional, invalid, or ineffective provisions not been included herein.
19
IIII
20
21
IIII
IIII
22
23
24
25
26
27
28
1/(6 ,~t
/2--lltfl O~
AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING
SECTION 19.24.040 OF THE SAN BERNARDINO MUNICIPAL CODE
(DEVELOPMENT CODE) RELATED TO PARKING REQUIREMENTS FOR
RESTAURANTS.
1
2
3
4
5
6
7
8
9
10
11
12 DERRY
I HEREBY CERTIFY that the foregoing ordinance was duly adopted by the Mayor and
meeting thereof, held
Common Council of the City of San Bernardino at a
on the 16th
day of December
, 2002, by the following vote to wit:
ABSENT
NAYS
ABSTAIN
AYES
Council Members:
ESTRADA
LONGVILLE
MCGINNIS
13 SUAREZ
14 ANDERSON
15
MCCAMMACK
16
17 City Clerk
18 The foregoing ordinance is hereby approved this day of
19 2002.
20
21
JUDITH V ALLES, Mayor
City of San Bernardino
22 Approved as to form
23 and legal content:
24 JAMES F. PENMAN
City Attorney
25 By: L 7.!~
26 0
27
28
2
Commercial Uses
Hotels/motels
Indoor retail concession mall
Lube-n-tune
Multi-tenant auto-related facilities
Offices, general:
gfa. up to 2000 sf.
2001 to 7500 sf.
7501 to 40000 sf.
4000 I and greater
Office, medical/dental
Office, conversions from single-family
Restaurants, cafes, delicatessen/donut
shops, bars and other eating and drinking
establishments (gfa. includes outdoor
seating/eating area)
Restaurants, with drive-up or drive-thru
facilities (including outdoor seating areas)
Retail commercial
Retail nursery/garden shop
ATTACHMENT 1
I. I space for each bedroom, plus requirements for
related commercial uses, plus 1 space for each 50
sf. of gfa. of main assembly room, plus 2 spaces
for manager's unit. For facilities visible from any
freeway, on-site parking for "big rigs" shall be
determined at project review.
1 space for each 200 sf. gfa. plus 1 space for each
vendor. MC 825 3-17-92.
1 space per bay, plus 1 space for each employee,
plus 2 space queuing lanes for each bay.
I space for each 200 sf. of gfa., plus I space for
each employee.
1 space for each 200 sf.
1 space for each 250 sf.
1 space for each 300 sf.
1 space for each 350 sf.
10 spaces for first 2000 sf., plus 1 space for each
additional 175 sf. over 2000 sf.
Determined at project review MC 818 1-7-92.
1 space for each 100 sf. of gfa., with a minimum
of 10 spaces.
1 space for each 100 sf. of gfa. plus one lane for
each drive-up window with stacking space for 6
vehicles before the menu board.
1 space for each 250 sf. of gfa.
1 space for each 500 sf. of indoor display area,
plus 1 space for each 2500 sf. of outdoor display
area.
,(.."
'-.~
~l..CA
it' '. * * FOR OFFICE USE ONLY - NOTA PUBLIC DOCUMENT. * * ,,' '.
:::.:~~~:r:- :. c".- -;";"V..:i.1?:,:. -"'~."* ~
. "....~" . ..... -':.,.,:.:,~._r...:~.',f...,,;'.:,:-.,..t,..~;." ......
~.- : -",,-:-..:" ';'... ,:.;.:,,('.::".... . .... - . .
CITY OF SAN BERNARDINO : CITY CLERK'S OFFICE
RECORDS & INFORMATION MANAGEMENT PROGRAM
~'- . <:~;~~:;.... ~. .'::
, .:f;';~1:tt.;"i:~:'~:',::.-:
_~-.~''''''' ,,~.;,.,~.'-.-t .
Effective Date:
..J.-fo.
Ayes: 1- 7
Abstain; -e--
Date Sent to Mayor: I / .~/t') 3
J?"1iLf '" I I ~ ."
Date of Mayor's Signature: I q D.
Date Summary Sent to Attorney: / ( 7 / () 3
7 /
Date Published: I 13 o~..,
:~
AGENDA ITEM TRACKING FORM
1/ G /8 -,; Item No, 1 0
( (
,1/J C - 113 -; Ordinance Urgency: Yes I@
co 3 Termination/Sunset Date: ,ViJ
~ --~
Meeting Da elDate. Adopt~
-------~
Resolution/Ordinance No,
Vote:
Nays:
Absent:
/'\
~
p
Date Returned from Mayor: I /1 /03
Date of Clerk's Signature: / I / I/o"
Date Summary Returned rrom Attorney:
</;/0 :5
Continued Fromrr'
v,;Jct~
Date Seal Impressed:
Meeting Type:
Date Sent for Signature: To Whom:
Expiration Date: ' ~~ ~turned: ~ ez ----
COO;" D;''';b~ To Lai; 2~ P;L,2/M<e / /,j~ .0,,/ . a y>
_ ~ I,J - ~ -: ~ ,:'[~-U---. o.A~'--<.h- L 11 E( 56
Exhibits Complete & Attached to Resolution/Ordinance: L----' /..
Reminder letter Sent:
Reminder Letter Sent:
Rem i nder Letter Sent:
Request for Council Action & Staff Report Attached: Yes
Notes: if~J~ ~ - /1/t"~
1;;'-
No
Ready to Fi Ie:
Date:
DOCUMENT lOCA noN:
fOlMSIAfIMda bin TradtiItI Fotm .CC Fomt No. 111.Usf; u~ 12JOot/l996