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75A - PH - ZONING ORD AMENDMENT
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75A - PH - ZONING ORD AMENDMENT
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1/3/2012 3:46:05 PM
Creation date
4/28/2011 11:23:32 AM
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City Clerk
Doc Type
Agenda Packet
Item #
75A
Date
5/2/2011
Destruction Year
2016
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Mr. Jonathan Kohn <br />January 27, 2011 <br />Page 6 <br />Restaurant Uses <br />For this analysis, three categories of restaurant uses/profiles, family (high-tumover), <br />casual/fine dining and fast-food, were considered in projecting the parking <br />requirements of the existing and future mix of restaurant tenants. According to the <br />ULI Shared Parking, 2"d Edition publication, "family" restaurants are typically lower <br />priced restaurants that do not accept reservations, and lack bars and lounges, although <br />some offer bottled beer or wine. Many serve breakfast, lunch and dinner. Examples <br />include a pancake house, cafeteria-style restaurants, diners and coffee shops and <br />moderately priced ethnic restaurants. <br />Fine/casual dining restaurants typically includes a more leisurely dining experience, <br />are lower turnover and higher priced; bars and lounges are secondary to the restaurant <br />and reservations are accepted. Few serve breakfast and some do not serve lunch. <br />Casual dining restaurants are popular, moderately priced restaurants that have active <br />bar and lounge areas where people gather to socialize and wait for tables. They <br />commonly serve lunch and dinner, but some also serve breakfast. <br />Fast-food restaurants do not offer or serve alcoholic beverages and food is typically <br />ordered at a counter and then either carried out of the store or to a table. Some uses in <br />this category include sandwich shops, ice cream shops, and so on. <br />Give the above categories and in reviewing the existing tenant mix, the majority of <br />the uses would generally fall in the category of "family (high-turnover) restaurants" <br />and were evaluated as such. Therefore, the restaurant use profile utilized in this <br />parking analysis for the majority of the existing food uses and potential future tenants <br />is based on a family (high-turnover) restaurant (typically non fast-food). Please note <br />that in our experience, the utilization of this category is a good indicator/ <br />representation (can be considered a "hybrid") of the hourly parking demand of both <br />fine/casual dining and fast-food restaurants, as the peak daytime and evening parking <br />demand for family (high-turnover) restaurants generally occur during the lunch time <br />period (similar to fast-food uses) and dinner period (similar to fine/casual dining <br />establishments). <br />Like the retail profiles, the restaurant profiles are derived exactly from the ULI <br />baseline. The restaurant-parking ratio utilized in this analysis exactly matches the <br />City code rate of 10 spaces per 1,000 SF of floor area. According to the Shared <br />Parking publication, family restaurant uses peak demand occurs between 12:00 PM <br />and 1:00 PM on weekdays and weekends. <br />75A-27
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