SR 05:023 - Laserfiche WebLink

Paring The subject site contains a 20-space paved parking lot. The parking standard for restaurants and bars requires one space per 200 sq. ft. of floor area or one space per 3 seats (whichever is greater). In this case, the latter requirement applies for the proposed use. Based on these requirements, the proposed use would generate a demand of 44 parking spaces based on the proposed 133 indoor seats. Staff notes that outdoor dining areas are not used in calculating parking demand as these areas are not consistently used year-round. Based on Municipal Code requirements, the upstairs office uses generate a parking demand of 11 spaces. In total, 55 parking spaces are required for the proposed restaurant/bar and office tenants. Although only 20 parking spaces were created when the property was developed, the property would meet its Code-required parking through the deferred in-lieu parking agreement that was approved by the City Council in 1998. Staff notes that the in-lieu parking agreement for this site requires the property owner to pay the in-lieu fee based on the parking demand (as defined by Municipal Code) at the time the City requests that the fee be paid. Therefore, if the subject business is in operation at the time the City requests the in-lieu payment fi.om the property owner, then the property owner would need to pay the in-lieu fee based on the parking demand for the subject business plus the upstairs office tenants minus the existing parking on the site. The applicant plans on providing valet parking for her business. The Downtown Specific Plan indicates that valet parking is acceptable and that uniform policies for valet parking should be created for the entire Downtown. Although the policies have not yet been created, the Specific Plan does indicate that only one passenger loading/unloading zone be allowed on each side of the street per block and that businesses using valet parking should be prohibited from charging for this service if they park the vehicles on a public lot. The applicant is looking at possibly using the parking lot at 173 Spring Street to park the valet cars. The applicant also indicated that she would locate the passenger loading/unloading zone on the subject site to prevent the loss of an on-street parking space on Main Street. The applicant's valet service would charge $5.00 a car. Staff has included a condition that requires the details of the valet parking to be submitted for review and approval by the Planning Director (i.e., storage lot location, drop- off/pick-up location, hours, signage, etc.). Staffwould consider potential impacts to neighbors in its review of the storage lot location. Should the Commission wish to review and approve the location and details of the valet parking, then this condition will need to be modified accordingly. As noted above, the Planning Commission may require additional parking spaces for a use if deemed necessary through the review of a conditional use permit. In this instance, staffbelieves that additional parking spaces should be provided for the bar use due to the potential impacts on the surrounding residences if patrons were to park late at night on Ray Street or Walnut Drive. As indicated in the attached letter from the branch manager of US Bank at 749 Main Street, it is the practice of the bank not to tow vehicles in their 20-space employee parking lot when the bank is closed; this practice is a way of helping to accommodate Downtown's night time Page - 6