City of Culver City, California
City Council Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council consider a possible amendment of
Section 17.220.035, Commercial Downtown District Requirements, of the
Culver City Municipal Code (“CCMC”) to increase the parking requirements
for restaurants in downtown Culver City (“Downtown”).
BACKGROUND:
The Downtown revitalization has created more parking demand then is
supported by the current area parking supply. Over the last five years a
number of restaurants have been opened and many include significant
outdoor dining areas. Zoning Code Section 17.220.035, Commercial
Downtown (CD) District Requirements, specifies the number of parking
spaces required for restaurants.
The existing requirement for restaurants is the same as that for retail which
is one parking space for each 400 square feet of gross floor area. This
parking requirement does not include outdoor dining area. Staff believes
the new restaurants and related outdoor dining areas have increased the
demand for parking in downtown.
Most of the recent downtown revitalization has occurred through the
rehabilitation of existing buildings located on lots where it is infeasible to
provide additional on-site parking. The restaurant parking has been
permitted under the pooled parking program in Section 17.320.025.C_of the
Meeting Date: 11/03/08 Item Number: A-5
AGENDA ITEM: Authorize the Preparation of an Amendment to Zoning Code
Section 17.220.035, Commercial Downtown District Requirements, of the Culver
City Municipal Code to Increase the Quantitative Parking Requirement for
Restaurants in Downtown Culver City.
Contact Person/Dept.: Thomas Gorham
Todd Tipton
Phone Number: (310) 253-5727 and
5783.
Fiscal Impact: Yes [X] No [] General Fund: Yes [X] No []
Public Hearing: [] Action Item: [X] Attachments: [X]
Public Notification: Master E-Mail Notification List (10/22/08) (10/29/08); the Downtown
Business Association on (10/22/08); downtown Culver City property and business
owners on 10/17/08; and, the Chamber of Commerce on (10/22/08).
Department Approval:
Sol Blumenfeld (10/22/08)
City Attorney Approval:
Carol Schwab (by H. Baker) (10/22/08)
Chief Financial Officer Approval:
Jeff Muir (by M. Noller) (10/22/08)
City Manager Approval:
Jerry B. Fulwood (10/22/08) City of Culver City, California
City Council Agenda Item Report
Zoning Code. The pooled parking program was created to spur downtown
reinvestment as part of the “Downtown Overlay Zone” adopted in the mid
1990’s and enabled new uses to rely on the public parking in the downtown
area to meet their code required parking.
In late 2005, these requirements were incorporated into the new
Commercial Downtown (CD) zoning district when Title 17 of the CCMC
underwent a comprehensive revision. Currently any new use (restaurant or
retail) taking over a tenant space can utilize the pooled parking so long as
the use is not increasing the square footage of the tenant space.
DISCUSSION:
Since 2005 there has been dramatic reinvestment in the downtown with a
corresponding increase in parking demand. The total number of parking
spaces in the downtown is approximately 1750.
In order to balance the supply and demand of downtown parking, staff
recommends that parking requirements be reevaluated. Some of the issues to
consider in potential changes to the parking requirements of the CD zone
include:
• Outdoor dining area is currently exempt from parking requirements,
although in some cases these areas exceed the indoor dining space.
• The downtown parking requirements are less restrictive then other areas of
the City.
• The downtown has parking demand that changes during the day and
evening hours, creating excessive parking demand in the evening when the
restaurants are most heavily used.
• Restaurants, with higher parking demand, generally “outbid” other uses
such as retail, creating a scarcity of retail in the downtown.
• Modification of the pooled parking program.
The City Council has authorized a study of downtown parking supply and
demand, however, completion of the study is not expected until June 2009.
The parking study, which will take several months to complete, will evaluate
parking operations, curb parking, public parking structures and the special
parking needs of the studios and downtown employers. Due to the rate at
which parking spaces availability appears to be decreasing, staff recommends
the potential changes identified above be considered now.
City of Culver City, California
City Council Agenda Item Report
This trend toward increased restaurant use also forecloses the opportunities
to attract alternative uses since most downtown parking must now be
provided under the pooled parking program with a limited downtown parking
supply. The City should evaluate whether creating a broader mix of
downtown uses is desired and whether more restrictive parking standards for
restaurants can help achieve this objective.
To address the above concerns, staff believes the parking requirement for
downtown restaurants should be the same as those in other areas of the
City. In other areas of the City restaurants that are equal to or less than
1,500 square feet require one parking space for each 350 square feet of
gross floor area and restaurants that are greater than 1,500 square feet
require one parking space for each 100 square feet of gross floor area.
Further, these standards should include all dining gross floor area whether it
is inside or outside of the building. In addition, modifications to the pooled
parking program should be considered to address restaurant parking issues.
Should the Council authorize the preparation of an amendment to Section
17.220.035, Commercial Downtown District Requirements, of the Culver
City Municipal Code to increase the quantitative parking requirements for
restaurants in downtown Culver City, such Ordinance will first be presented
to the Planning Commission for recommendation to the City Council.
FISCAL ANALYSIS:
If the quantitative parking requirement for restaurants is increased and the
pooled parking provisions are modified to address restaurant parking
issues, the number of restaurants will be limited as few existing buildings
have sufficient parking to satisfy the proposed quantitative requirement.
Because few new restaurants would open, staff proposes to maintain
existing revenues by pursuing high quality, unique retail businesses. Staff
believes the addition of unique, high quality retail businesses will diversify
Downtown economically, maximize revenues, increase dwell time and
create a complete experience for patrons.
For your information, staff has attached a matrix from the HDL Companies
that depicts the amount of sales tax generated by various retail businesses.
City of Culver City, California
City Council Agenda Item Report
ATTACHMENT:
1. 2007 Retail store taxable sales estimates from HDL Companies.
MOTION:
That the Culver City Council:
Direct staff to prepare an amendment to Section 17.220.035,
Commercial Downtown District Requirements, of the Culver City
Municipal Code to increase the quantitative parking requirements for
restaurants in downtown Culver City.
MEETING DATE
AGENDA ITEM: Authorize the Preparation of an Amendment to Zoning
Code Section 17.220.035, Commercial Downtown
District Requirements, of the Culver City Municipal Code
to Increase the Quantitative Parking Requirement for
Restaurants in Downtown Culver City.
ATTACHMENTS
Pages
Hdl Companies 1-22007 Retail Store Taxable Sales Estimates
Sales per gross square foot are derived from a variety of similar stores. Individual store results will vary based on
store size, location, and market area characteristics.
Women's Apparel Stores
Boutique 1.5-3 Chicos, Hot Topic, Cache, B J Vines $10-25
Smail Fashion 3-4.5 Ann Taylor, Bebe, BCBG, Pacific Sunwear 10-30
Mid-Fashion 4-6.5 Coldwater Creek, Avenue, Limited, J Jill, Sizes Unlimited 15-30
Large Fashion 5-10 Lerner New York, Dress Barn, Fashion Bu., Charlotte Russe 15-25
$400-700
300-750
250-550
150-500
Mon's Apparel Stores
Casual 2-7
6-10
Casual Male, Patrick James, Rochester Big & Tall
Men's Weerhouse, Jos A Bank, 3 Day Suit Brokers
5-12
5-25 Business Attire
Family Apparel
Children 2-4.5
6-35
Childrens Place, Carters, Gymberee, Naartiie Custom Kids
Gap, Old Navy, Hollister, Abercrombie & Fitch
10-30
25-75 Casual
Discount 26-35 Ross, T. J. Mem Marshalis, Nordstrom Rack, H & M 75-225
150-350
200-300
300-650
-- 250-425
250-500
Shoe Stores
Small 1.2-2.5 J. Stephens, Jarman, Naturalizer, Aldo Shoes, Skechers 3-12
Mid-Sized 3-5,5 Payless, Footlocker, Famous Footwear, Cole Haan, Shoe inn 6-20
Large 6+ DSW, Nike, Warehouse Shoe Sale,' Shoe Pavililon 40-90
Food Stores
Convenience 2-3
Specialty Food 10-30
Chain Supermarket 40-65
High End Supermarket 20-25
Warehouse Grocery 95-60
Ethnic Market 25-50
Drufiras
15-22
.'.•
Big Lots, 99 Cents Only, Della Tree 10-40
Target, Wal Mart 300-550
Costco, Sam's Club
275-1,000
Mervyns, Gottschalks, Kohls, Burlington Coat Factory 115-185
Sears, J G Penney, Dillards, Macys
230-450
Nordstrom, Bloomingdales, Neiman Marcus 425-975
.•...•.....'.•...•
7 Eleven, Circle K, Fastrip, Shop N Go 10-20
Whole Foods, Wild Oats, Henrys Marketplace 25-40
Ralphs, Alherisons, Safeway, Relays, Stater Bros,
Bristol Farms, Gelsons
30-60
30-60
Pak N Save, Food 4 Less, Superior Warehouse, Food Maxx
99 Ranch, Gigante, Superior Warehouse
40-60
10-30
Len's, Rite Aid Wel reens, CVS 20-35
250-975
150-325
150-325 .
100-150
300-450
275-775
110-1-75--
150-300
425-825
325-650 --
100-350
110-150
175-250
90-140
40-115
125-215
Department StoresfGerieral Merchandise
Closeout/Dollar Stores
12-30
Discount Department
120-140
Membership Warehouse
120-150
Mid-Sized Department
85-110
Large Department
125-190
Upscale Department
120-1802007 Retail Store Taxable Sales Estimates
Restaurants
Coffee/Juice Bars .5-1 Starbucks, Coffee Bean & Tea Leaf, It's A Grind
Fast Food $.150:2 10 .8 , Burger King, Taco Bell, Wendys 63750 5:7 1550
2-3 Mc Donaids 0
Fast Casual 1.8-3 Panera Bread, Pasta Bravo, Pick Up Stix, Daphnes Greek Café 6-12
10-20
300-700
Coffee Shops 2.5-4 Dennys, (HOP, Cocos, Corner Bakery 400-600
Buffet 7.5-10 Hometown Buffet, Soupiantation, Sweet Tomatoes 20-40 300-400
Family Dining 5-8,5 Appiebees, Red Robin, Islands, Chills, Johnny Carinos 25-40 400-650
Dinner House 6.5-7.5 Outback, P F Chan s, Black An !us, El Torito 25-55 325-800
.• .•
Home Itri rovement/F.urnishin
Kitchen/Bath/Bedding 40-100 40-100 110-250 110-250
Imports/Accents 15-40 15-40 200-300 200-300
Home Decor/Accessories
25-125 25-125 300-525 300-525
Volume Decorator/Fixtures
125-225 125-225 150-250 150-250
Paint 15-45 15-45 250-450 -- 250-450 --
Warehouse Building Supply 400-600 400-600 325-400 325-400
Furniture 20-65
45-150
20-65
45-150
225-325
20o-275
225-325
20o-275
Large-Format Furniture
Warehouse Furniture
Small Electronics
Volume Electronics/A
Miscellaneous Retail
Bath & Beauty
6-12 B Dalton, Waldenbooks, Family Christian, Half Price Books
5-15
10-25
400-800
100-300
5-15 400-800
Book Stores - Small
Book Stores - Large 25-30 Barnes & Noble, Borders
35-90 125-275
Cards/Gifts 1-5 Hallmark, S encers Gifts, Thin s Remembered, Sanrio
2-8 150-600-
Craft Shops 12-35 Michaels, Joann Fabrics & Crafts, Hancock Fabrics 10-45 100-250 10-45 100-250
Multi-plex Cinemas 10-20 screens Edwards, AMC, Pacific
10-20 500-1,000tscreen 10-20 500-1,000tscreen
Music Recordings 20-40 Sam Ash, Tower Records, Virgin Megastore
40-105
„
200-450
„
40-105 200-450
Office Suppffes 23-30 Officemax, Sta les, Office Depot
40-60 40-60
Party Supplies 6-12 Party America, Party City, Party Concepts
15 -25 Petsmart, Petco, Pet Food Express, Pet Club
epts
15-25 Petsmart, Petco, Pet Food Express, Pet Club -- 5-40
20-40 20-40
-- 100-3-25
75-225
5-40 100-3-25
75-225
Pet Supplies
Sporting Goods 20-55 Sport Mart, Sport Chalet, REI, Copelands, Sports Authority 20-55 Sport Mart, Sport Chalet, REI, Copelands, Sports Authority
50-125
5-30
50-125 150-350 -
- 200-500
150-350
5-30 -
Toys - Mali Stores 2-10 Kay Bee, Hobby Shack, Gamestop
_2220 Video, Hollywood Video, Blockbuster
2-10 Kay Bee, Hobby Shack, Gamestop 200-500
Video -
_2220 Video, Hollywood Video, Blockbuster Video
Prepared by I-IdL Companies January 2007 Prepared by I-IdL Companies January 2007