Addendumtoa -.s�to
DATE:
TO:
FROM
MEETING DATE: 12/15/15
ITEM NO: 10
ADDENDUM
COUNCIL AGENDA REPORT
DECEMBER 14, 2015
MAYOR AND TOWN COUNCIL
Q
LAUREL PREVETTI, TOWN MANAGER '—//-Zl C
SUBJECT: POTENTIAL SEPARATION OF PARKING REQUIREMENTS AND SEATING
CAPACITIES
REMARKS:
After the initial staff report was distributed, staff received an inquiry from a Councilmember
regarding seating calculations.
The following information provides an explanation of seating calculations using square footage
rather than parking spaces.
California Building and Fire Codes allow seating for restaurants at a rate as low as one person per
15 square feet, up to the first 1,000 square feet. For some jurisdictions, seating is allowed up to
the maximum Fire Code occupancy.
In the case of other benchmarked jurisdictions, seating is restricted by another metric as set forth
in their adopted Codes, such as one seat per 40 square feet.
To help steer staff s work, staff is asking for general direction from the Council regarding its
desire, or lack thereof, to decouple seating and parking requirements and becoming less restrictive
on seating capacities. Based on Council direction, staff could provide options for consideration to
Planning Commission, and after their vetting, Code amendments would be prepared for public
hearing.
The following chart provides an example of how the seating capacities may change with a change
in calculation method.
PREPARED BY: MONICA RENN V''V Economic Vitality Manager t-
Reviewed by:
Town Manager ]Town Attorney lU ' Finance
N:\MGRWdminWorkFi1es\2015 Council Reports\December MArldendum -Desk Item Seating to Parking doc.doc
PAGE
MAYOR AND TOWN COUNCIL
SUBJECT: POTENTIAL SEPARATION OF PARKING REQUIREMENTS AND SEATING
CAPACITIES
DECEMBER 14, 2015
REMARKS (cont'd):
Public Comment was received after distribution of the staff report on December 10, 2015 and is
included as Attachment 3.
Attachments previously received with Staff Report on December 10 2015:
1. Benchmarking
2. Historical Summary of the Parking Assessment District
Attachments received with this Addendum:
3. Letter from McCarthy Ranch/Rootstock Wine Bar
DINNING AREA IN SQUARE FEET
1,000
1,800
2,300
VNumber
of parking spaces that would be credited to the
acommercial
space based on square footage in downtown
3.33
6
7.67
C7
Number of parking spaces that would be credited outside
d
of downtown.
4.26
7.66
9.79
w
Seating allowance at 4 seats per 1 space
(C2 calculation with no separate bar)
13.32
24
30.68
Seating allowance at 3 seats per 1 space
(C2 with separate bar)
9.99
18
23.01
Seating allowance at 3 seats per 1 space
(Outside of downtown)
12.78
22.98
29.37
F
d'
r%j
Fire Code occupancy estimate, assuming unfixed seats
66.67
74.67
79.67
1 seat per 40 sq. ft.
25
45
57.5
1 seat per 100 sq. ft.
10
18
23
Public Comment was received after distribution of the staff report on December 10, 2015 and is
included as Attachment 3.
Attachments previously received with Staff Report on December 10 2015:
1. Benchmarking
2. Historical Summary of the Parking Assessment District
Attachments received with this Addendum:
3. Letter from McCarthy Ranch/Rootstock Wine Bar
Town of Los Gatos
Attn: Town Council
110 E Main Street
Los Gatos, CA
95030
VIA EMAIL
Honorable Council Members,
MCCARTHY
R A N C H
December 14, 2015
First and foremost, we would like to commend you on the steps you have taken this
year to update the numerous policies and ordinances that impact the various
businesses in Los Gatos, and specifically downtown.
Los Gatos businesses have been suffering in recent years. There are several major
competitive factors that have impacted our Town. First, the revitalization of existing
downtowns such as Redwood City, Los Altos, Mountain View, Campbell and downtown
San Jose (with San Pedro Market and the addition of thousands of new residential units
to support retail and restaurant businesses in that area). Second, the development of
new downtowns that never existed before such as Cupertino, Sunnyvale, Santana Row,
and soon to be South San Jose and even Los Gatos's own North 40. Third, the erosion
of traditional retail shopping by the online marketplace. These changes have made
bringing customers in to our Town as challenging as it has ever been.
Staff has done a good job of framing the issue, however, an important question to ask is
when the cities that are listed as a comparison last established their parameters? It has
probably been some time since any of their regulations have been reviewed. These
neighboring municipalities are all being impacted by the same factors we mentioned
above. With the changing environment of urban and transit oriented design inclusive of
how people travel and visit businesses, a lot of regulatory policies and ordinances need
to be updated. This is the chance for Los Gatos to get ahead of the game by
addressing the issue before our competitors do.
The idea of a "dooms -day" scenario where parking and traffic become gridlock by the
addition of new seats in restaurants is purely unrealistic. Many restaurants are
operating out of compliance as it is and this step would simply bring them into
compliance as well as allow other neighboring businesses the opportunity to compete
fairly. In turn downtown becomes more successful.
Restaurants need the ability to reach their own balance of seats that are adequate for
their business. This should simply be limited by the safety factors governed by
occupancy that is established by the Fire Marshall.
Please take the necessary step of unlinking parking and seat count in restaurants in
order to allow all of the restaurants in our beloved Town to adjust their seat count if
necessary in order to become more successful.
McCarthy Ranch /Rootstock Wine Bar
ATTACHMENT
15425 Los Gatos Blvd Suite 102 Los Gatos, CA 95032 (408) 356.2300 Fax (408)356.2338