HomeMy WebLinkAbout2016-01-25 PACKET 06.2.STAFF REPORT CASE: TA2015-047
ITEM: 6.2
PUBLIC MEETING DATE: 1/25/16 TENTATIVE COUNCIL REVIEW DATE: N/A
APPLICATION
APPLICANT: City of Cottage Grove
REQUEST: A zoning text amendment to City Code Title 11-3-9F, Required Parking,
regarding Restaurants, classes 1 and 2 — bars, taverns, nightclubs.
(Continued from 11123115 and 12121115 Planning Commission meetings.)
SITE DATA
LOCATION: N/A
ZONING: N/A
GUIDED LAND USE: N/A
LAND USE OF ADJACENT PROPERTIES: CURRENT
NORTH:
EAST:
SOUTH:
WEST:
SIZE: N/A
DENSITY: N/A
RECOMMENDATION
N/A
GUIDED
Review the additional material and provide direction to staff.
Cottage COTTAGE GROVE PLANNING DIVISION
J Grove
e e Rlde and P,,speaty Meet
Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; iburbank(o)-cottage-ctrove. orcl
Application Accepted:. N/A 60 -Day Review Deadline: N/A
City of Cottage Grove Planning Division 9 12800 Ravine Parkway South • Cottage Grove, MN 55016
Planning Staff Report
Restaurant Parking
Planning Case No. CUP2015-047
January 25, 2016
Proposal
That the Planning Commission consider amending the City Code in relation to required parking
for restaurants serving liquor in all permitting commercial zoning districts.
Background
The City's existing ordinance criteria related to required parking for restaurants serving liquor
has conflicting language related to the calculation method for said use. The current ordinance
language is included in the table below.
Restaurants, At least 1 space for each 3 seats, based on capacity design or where there is no design layout, 1 space
.lasses 1 and 2, for each 50 square feet of gross floor area, whichever is greater. Except that in cases in which there is a
)ars, taverns, bar area separate from the food service area, a dance area larger than 100 square feet, or other public
nightclubs areas, additional parking will be required as necessary
The root of the conflict in the language is the highlighted "whichever is greater" clause. For
example, a 4,400 gross square foot restaurant with 128 seats would generate the following
results.
Base Factor
Formula
Required Parking Spaces
4,400 Square feet
1 / 50 Square Feet
88 Spaces
128 seats
1 / 3 Seats
43 Spaces
As identified above there is almost a 50 percent increase in required parking from one method
to the other under the current ordinance criteria. When looking at that fact from a site devel-
opment perspective, that is additional land that needs to be purchased, additional impervious
surface areas added on the site, less greenspace, and increased surface water management
area sizing. Given the discrepancy, it is recommended that additional review of the City's
parking standards be completed.
Planning Commission
At the November 23, 2015, meeting of the Planning Commission, the parking code amend-
ment was discussed and additional comparative information requested. An excerpt of the
minutes and the staff report for that agenda item is included with this report.
Restaurant Parking
Planning Staff Report TA2015-047
January 25, 2016
Page 2 of 4
Planning Discussion
The parking requirements for restaurants with liquor was researched regionally and nationally.
The density and population of cities greatly impacted established parking requirements with
class one cites being the more site specific depending on transit and other impacting scenar-
ios. For smaller communities, there was no apparent parking standard theme or norm. Some
calculations are based on square footage with some communities utilizing gross square foot-
age and others net square footage, which is generally described as dining areas. The ranges
for the calculation that were most common are one space per 50 square feet to one space per
100 square feet, and one space per three or fewer seats. Other ordinances addressed addi-
tional parking requirements for employees. A common ratio was one space per two shift
employees.
The following table applies the noted square footage and seating calculations in relation to
tenant square footage in order to put the required parking into perspective based on theoretical
restaurant size and method utilized for parking calculation. The building code allocation for
seating by occupancy is one seat per 50 square feet.
Space Determination
Parking calculation based on square footage
Seating calculation
by occupancy
Parking calculation based on seating
Gross Sq. Ft.
Net Sq. ft. @
75% of Gross
Parking Ratio
@ 1/50 sq. ft.
Parking Ratio
@ 1175 sq. ft.
Parking Ratio
@1/100 sq. ft.
Seating Calculation
@ at 1/50 Net Sq.
ft.
Parking
@1/3 Seats
Parking
@1/2.5 Seats
Parking
@1f2 Seats
1,000
750
15
10
8
15
5
6
8
2,000
1,500
3G
20
15
3G
10
12
15
3,000
2,250
45
30
23
45
15
18
23
4,000
3,000
60
40
30
60
20
24
30
5,000
3,750
75
50
38
75
25
30
38
6,000
4,500
90
60
45
90
30
36
45
7,000
5,250
105
70
53
105
35
42
53
8,000
6,000
120
80
60
120
40
48
60
9,000
6,750
135
90
68
135
45
54
68
10,000
7,500
150
100
75
1 150
50
1 60
75
The next table was completed by the City in 2013 during a previous review of the City's park-
ing requirements (Planning Case TA13-018). This analysis calculated required parking for a
hypothetical restaurant with the requirements of Cottage Grove and our peer communities.
This table is also attached.
Restaurant Parking
Planning Staff Report TA2015-047
January 25, 2016
Page 3 of 4
The next table is a compilation of the size, seating, and parking for existing restaurants in
Cottage Grove.
Use
Gross Sq. ft.
Net Sq. ft.
Andover
1 stall For every 2.5 seals.
141 Spaces
Required
Parking
01/3
seats
One space per 2.5 customer seals; and one space per Five seats of outdoor
Ruby Tuesday
Apple Valley
eating area, excluding the First ten outdoor seats.
121 Spaces
271
One space For every two seats, and one space For every two employees on
90
Brooklyn Center
maximum shift.
176 + Employee parking
4,461
[Over 1,000 square Feet] 1 parking space For every 40 square Feet of dining
155
Champlin
and bar area, plus 1 parking space For every 80 square Feet of kitchen area.
yes
Chipotle
Without liquor license: one space per 60 square Feet of GFA or one space
1,774
96
per two and one-half seals whichever is greater. With liquor license: one
47
Chanhassen
space per 50 Feet of GFA or one space per two seats, whichever is greater.
131 [Square Feel] 176 Seats)
2,735
At least 1 space For each 3 seats, based on capacity design or, where there
96
62
is no design layout, 1 space For each 60 square Feet of gross Floor area,
118 [Seats] 110 [Square Feet withour liquor] 131
Cottage Grove
whichever is greater.
[Square Feet with liquor]
2,880
4 spaces, plus no less than 1 space per 80 no more than one space per 50
32
Crystal
square Feet of gross Floor area.
Min: 82 spaces Max: 131 spaces
Carbones
Spaces equal to one-third the maximum seating capacity, plus one For
1 2,363
Edina
each employee on the major shift.
118 + Employee parking
1 25
No Liquor -1 space per 100 SF of GFA With Liquor -1 space per 60 SF of
Las Magaritas
Golden Valley
Floor area plus 1 space per 25 SF of bar area.
1571
1571
No Liquor -1 per 60 square Feet or 1 per 3 seats With Liquor -1 per 50
1 52
Yes
square Feet or 1 per 2 seats, except when a bar area is separate From the
Food service area, a dance area larger than 100 square Feet, or other public
Hastings
areas, additional parking may be required.
131 [square Feet] 118 [seats]
Inver Grove Heights
1 space For each 3 seals based on design capacity.
118 spaces
1 space per 40 square Feet of dining area and 1 space For each 80 square
Lakeville
Feet of kitchen area.
108 spaces
At least one space For each 40 square Feet of gross Floor area of dining and
Maple Grove
bar area and one space For each 80 square Feet of kitchen area.
108 spaces
No liquor: One space per 60 square Feet of gross Floor area or one space
per 2.5 seats; whichever is greater. With liquor: One space per 50 square
Minnetonka
Feet of gross Floor are or one space per two seats, which ever is greater.
131 [square feel] 176 [seats]
1 per 60 square Feel of Floor space. Nighlclubsfbars: 1 space per 50 square
New Brighton
Feet of Floor space.
110 seats
Oakdale
One space For each three seats plus one For each two employees
118 + Employee parking
No liquor 1 parking spae For each 60 square Feet of gross Floor area. With
Prior Lake
liquor: 1 parking space For each 50 square Feet of gross Floor area.
131 spaces
Ramsey
One space For each 3 seats.
118 spaces
Richfield
10 spaces per 1,000 square Feet of gross Floor area.
66 spaces
Rosemount
1 per 3 seats
118 spaces
Roseville
1 space For every 3 seats under maximum designed capacity.
118 spaces
Savage
1 space per 75 SF of Floor area.
88 spaces
51 Louis Park
One space per each 60 SF Floor area.
110 spaces
White Bear Lake
1 space For each 2 V2 seats, based on maximum design capacity.
141 spaces
Woodbury
parking
176 spaces
The next table is a compilation of the size, seating, and parking for existing restaurants in
Cottage Grove.
Use
Gross Sq. ft.
Net Sq. ft.
Occupancy
Actual
Seats
Required
Parking
01f51D
sq. ft.
Required
Parking
01/3
seats
Shared Parking
Ruby Tuesday
5,890
4,418
2981
271
118
90
No- 1.18 Spaces)
Applebee's
5,948
4,461
219
155
119
52
yes
Chipotle
2,365
1,774
96
79
47
26
yes
Noodles & Co.
2,735
2,051
96
62
55
21
Yes
Subway - E. Pt Douglas Rd
3,840
2,880
122
32
77
11
Yes
Carbones
i 3,150
1 2,363
1 108
75
1 63
1 25
Yes
Las Magaritas
1 3,6801
27601
1571
1571
74
1 52
Yes
Public Hearing Notices
The public hearing notice was published in the South Washington County Bulletin on Novem-
ber 11, 2015.
Restaurant Parking
Planning Staff Report TA2015-047
January 25, 2016
Page 4 of 4
Recommendation
That the Planning Commission review the additional material and provide direction to staff.
Prepared by:
John M Burbank, AICP
Senior Planner
Attachments:
Planning Commission Minutes excerpt from 11/23/15
Planning Commission Staff Report TA2015-047 from 11/23/15
Table of Parking Requirements Comparison with Peer Communities
EXCERPT FROM APPROVED MINUTES OF THE
NOVEMBER 23, 2015, PLANNING COMMISSION MEETING
6.5 Restaurant Parking — Case TA2015-047
The City of Cottage Grove applied for a zoning text amendment to City Code Title
11-3-9F, Required Parking, regarding Restaurants, classes 1 and 2 — bars, taverns,
nightclubs.
Burbank summarized the staff report and recommended approval.
The Commission held a lengthy discussion about the differences between the current
ordinance and the proposed text amendment. They expressed concern about the
large reduction in required parking spaces that would result from this ordinance
amendment noting that various projects in the past, such as Las Margarita's, at times
did not have enough parking. There were questions regarding shared parking and
cross access agreements. They asked for more information on if there was an abun-
dance of parking at restaurants during their peak times. It was also asked if the parking
requirements could be addressed through the conditional use permit process, if the
City has lost potential restaurants due to the current ordinance, and how the number
of spaces for employee parking were figured.
Burbank stated that staff could do additional surveying and provide further information
to the Commission.
Brittain opened the public hearing. No one spoke. Brittain closed the public
hearing.
Zopfi made a motion to continue the public hearing. Haagsman seconded.
Motion passed unanimously (5 -to -0 vote).
STAFF REPORT CASE: TA2015-047
ITEM: 6.5
PUBLIC MEETING DATE: 11/23/15 TENTATIVE COUNCIL REVIEW DATE: 12/16/15
APPLICATION
APPLICANT: City of Cottage Grove
REQUEST: A zoning text amendment to City Code Title 11-3-9F, Required Parking,
regarding Restaurants, classes 1 and 2 — bars, taverns, nightclubs.
SITE DATA
LOCATION: N/A
ZONING: N/A
GUIDED LAND USE: N/A
LAND USE OF ADJACENT PROPERTIES:
NORTH:
EAST:
SOUTH:
WEST:
SIZE: N/A
DENSITY: N/A
RECOMMENDATION
Approval.
CURRENT
N/A
GUIDED
(M
cowge COTTAGE GROVE PLANNING DIVISION i re
here Pride-Ov.gye'Ity Meet
Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; uburbank cottage-�rove.or�
Application Accepted:. N/A 60 -Day Review Deadline: N/A
City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016
Planning Staff Report
Restaurant Parking
Planning Case No. TA15-047
November 23, 2015
Proposal
The City of Cottage Grove has initiated a zoning text amendment to City Code Title 11-3-9F,
Required Parking, regarding Restaurants, classes 1 and 2 — bars, taverns, nightclubs.
Background
Currently City Code Title 11-3-9F relating to required parking regarding restaurants, classes 1
and 2 — bars, taverns, nightclubs, has two methods in which to calculate parking requirements.
The existing language reads as follows:
"At least 1 space for each 3 seats, based on capacity design or where there is no design
layout, 1 space for each 50 square feet of gross floor area, whichever is greater. Except
that in cases in which there is a bar area separate from the food service area, a dance
area larger than 100 square feet, or other public areas, additional parking will be required
as necessary."
Discussion
Over the last several years, as the City was trying to facilitate filling vacant retail spaces with
uses including restaurants with liquor, the "whichever is greater" statement in the ordinance cri-
teria would always default to the higher calculation based on gross floor area. Based on the
higher required numbers, intended spaces would often go unleased as the planned restaurant
use was unable to meet the required parking in the existing designated parking lots on the
property.
The City completed a survey of peer communities. The final survey report is attached with this
document. The review of the study identifies that a number of communities base required
parking on seating versus gross square footage. In order to address the identified issue, a
zoning text amendment is proposed. The modified requirement criteria that is proposed is
detailed below:
Strike
WN..
Stewart Addition
Planning Staff Report — PP2015-042, FP2015-044 and V2015-043
November 23, 2015
Page 2 of 2
M
Public Hearing Notices
A public hearing notice was published in the South Washington County Bulletin on November
11, 2015.
Summary
A. The proposed amendment clears conflicting ordinance criteria.
B. The proposed text amendment still addresses venues without a specific seating design.
C. The proposed use still addresses dance floor and gathering spaces.
Recommendation
That the Planning Commission recommend that the City Council approve the zoning text amend-
ment to City Code Title 11-3-9F, Required Parking, regarding Restaurants, classes 1 and 2 —
bars, taverns, nightclubs.
Prepared by:
John M Burbank, AICP
Senior Planner
Attachment:
Survey of Peer Communities
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