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Home My WebLink About1996-08-13; City Council; 13776; Outdoor dining areas outside redevelopment areaC3 w > cc &b, & 4 0.. z 0 i= 0 J 2 3 0 0 a i3 /W .E.-? '%-- CITY OF CARLSBAD - AG MDA BILL DEPT. HD. AB# L$77d TITLE: - CITYATTY. @' ' OUTDOOR DINING AFWAS OUTSIDE OF THE MTG. 8- / 3 -'%) REDEVELOPMENT AREA DEPT. PLN Gy CITY MGRa P W RECOMMENDED ACTION: That the City Council direct staff to prepare the documents necessary to permit incidental outdoor dining areas according to the preliminary recommendations contained in the memorandum to the City Manager dated June 24, 1996 and summarized below. ITEM EXPLANATION: The Planning Department has conducted some research and analysis regarding the possibility of providing for incidental outdoor dining areas. Based upon the research and analysis, staff has prepared the attached memorandum to the City Manager on the subject which contains preliminary recommendations. Generally, staff recommends: I. 2. That incidental outdoor dining areas, up to a certain number of seats (i.e., 16 seats) be permitted on private property; That such incidental areas not be subject to parking requirements or impact fees; That such requests be handled through an administrative permit; and That locational and design criteria be established similar to that which exists for outdoor dining in the Redevelopment Area. 3. 4. The memorandum to the City Manager provides a more detailed explanation of staffs preliminary recommendations and also potential issues which would need to be addressed. If the Council directs staff to move forward with this item staff will formulate specific recommendations for addressing these items. FISCAL IMPACT: A preliminary idea of the potential fiscal impacts of not requiring impact fees from some hypothetical examples of incidental outdoor dining areas can be seen on Exhibit 2 (attached). This topic will need to be evaluated in greater detail should Council wish staff to proceed with developing specific recommendations. EXHlBlTS: 1. 2. Memorandum to City Manager from Community Development Director, dated June 24, 1996 Impact Fees for Hypothetical Cases 1, EXHIBIT 1 W 0 JUNE24, 1996 TO: CITY MANAGER FROM: COMMUNITY DEVELOPMENT DIRECTOR OUTDOOR DINING AREAS OUTSIDE OF THE REDEVELOPMENT AREA The Planning Department has received a number of requests for outdoor dining areas in the City (outside of the Redevelopment area). These requests have involved both public and private property. Consequently, staff has researched the subject and has surveyed other cities’ approaches. This memo summarizes the results of staffs analysis and provides some preliminary recommendations (discussed below). Detailed recommendations could be developed in a relatively short period of time pursuant to Council direction. 1. Definition of “incidental outdoor dining” Staff would have to develop a definition of “incidental outdoor dining”. Incidental outdoor dining areas would be accessory to, rather than in lieu of, indoor seating areas. The City will need to determine how much outdoor seating couldkhould be considered “incidental”. Staff’s preliminary recommendation would be that this be a percentage of the number of indoor seats up to a maximum of some number, e.g. 16. 2. Allowed and prohibited locations The Redevelopment Master Plan allows outdoor seating for restaurants both on private property and in the public right-of-way within the Redevelopment area. However, the presence of such seating in the public right-of-way outside of the Redevelopment area could result in conflicts with required setbacks, scenic corridor standards, etc., as well as liability issues. Therefore, staff recommends that incidental outdoor dining areas be prohibited in the public right-of-way outside of the Redevelopment area. 3. Parking and fees If Council concurs, staff recommends that a certain amount of seating be allowed on private property with an exemption from parking requirements and an exemption from payment of certain fees (water, sewer, traffic impact, and bridge and thoroughfare fees). Staff has provided a more detailed review of some hypothetical examples (one for each of the four types of restaurants recognized by the City) (Exhibit 2) which highlight the potential fiscal impact associated with a fee exemption. -7 d W 0 OUTSIDE DINING AREAS JUNE 24,1996 PAGE 2 4. Administrative permit Staff recommends that requests for incidental outdoor dining areas be subject to an administrative level of review and decision-making which could be completed in a short period of time. This could involve creation of an “Outdoor Dining Permit” and identification of associated submittal requirements, design criteria, review considerations, etc. Such a process would be similar to that currently utilized by the Planning Department for Coffee Cart Permits, which can be processed in a two-week period or less. 5. Issues to be addressed Staff has identified some potential issues which will need to be addressed, These are discussed briefly below. a. Pipeline projects There are a few restaurant projects currently being reviewed which incorporate outdoor dining areas. Staff would need to develop recommendations regarding the parking requirements and/or fees to be required/waived for these projects. Existing unauthorized outdoor dining areas There are a number of existing restaurants which have been expanded by using outdoor seating which has not been reviewed or authorized by staff. Staff would need to ascertain the extent of such expansions and develop recom mend at ions accordingly . b. c. Potential parking problems The City currently has a number of shopping centers which are underparked according to current code requirements. There is the potential for parking problems in these centers if numerous restaurants provided the maximum allowed amount of incidental outdoor dining areas without providing additional parking. Staff would need to review this issue and identify a means of addressing it. Outdoor dining areas which exceed the allowed “incidental” number of seats Some restaurant owners/operators may want to provide, or have already provided, more than the “incidental” amount of seating. Staff would need to develop recommendations for handling such requests and the d. 3 m e OUTSIDE DINING AREAS JUNE 24, 1996 PAGE 3 requested exemptions. e. Design criteria Staff would need to develop specific location and design criteria for proposed outdoor dining areas. Design criteria has already been established for outdoor dining areas in the Redevelopment Area and would be utilized as applicable for consistency. These would include, at a minimum, compliance with State requirements (e.g., A.D.A. access and clearance requirements, A.B.C. requirements for permanent railings, etc.). 6. Considerations, timeline, and workplan As indicated above, staff has done some research and analysis of this subject already. This analysis would need to be enhanced to allow the development of more detailed recommendations. Staff believes the necessary additional analysis could be completed in approximately six week’s time following Council direction. If any amendments to the Municipal Code are determined to be necessary as a result of the enhanced analysis, additional time may be required to formally effectuate the code amendments. 4 E XHIBI' e r) OUTDOOR DINING AREAS OUTSIDE OF THE REDEVELOPMENT AREA Impact Fees for Hypothetical Cases I. 6,000 square feet Deli type restaurant - 16 additional seats - Water fees $ o* Sewer fees - $ 1,806 Traffic Impact fees - $ 3,808 Bridne/Thorounhfare fees - $ 2,464 TOTAL - $ 8,078 2. 6,000 square feet Drive-through type restaurant - 16 additional seats - Water fees $ o* Sewer fees - $ 1,806 Traffic Impact fees - $ 11,968 Bridqe/Thorouishfare fees - $ 7,744 TOTAL - $21 $1 8 3. 6,000 square feet Quality type restaurant - 16 additional seats - Water fees $ o* Sewer fees - $ 5,418 Traffic Impact fees - $ 1,632 TOTAL - $ 8,106 Bridqe/Thoroua hfare fees - $ 1,056 4. 6,000 square feet Sit Down type restaurant - 16 additional seats - Water fees $ o* Sewer fees - $ 5,418 Traffic Impact fees - $ 3,808 TOTAL - $1 1,690 BridaeKhoroushfare fees - $ 2,464 * The fee estimates reflect the latest approved method of calculating water impacts (i.e., water connection fees based upon meters required rather than EDUs) and assume that no new meter is required for the additional I6 seats. 5