Bar and Restaurant Parking – How is Planning Committee involved?

I addressed the Pacific Beach Planning committee with this (click here) table and this document:

March 26, 2008

TO: Pacific Beach Planning Committee

FR: Jerry Hall, enjoyPB.com

RE: Parking and Zoning Permits
I conducted an informal parking space survey focusing on bars and restaurants in Pacific Beach in the heavier concentrated areas along Mission Blvd. and Garnet Ave. I looked at what I believe are the businesses that create the highest demand for parking in our community. The results are attached.

Main Points (see municipal code chapter 14, article 2, division 5)

Several thousand patrons frequent bar and restaurant businesses at peak times yet only a small percentage will be able to park automobiles in a lot operated by that business.

• Businesses are required to provide automobile and bicycle parking based on the floor area of the business.
• Businesses ‘grandfathered’ in are required to bring parking up to current code if they expand.
• Special parking standards are also applied for all businesses in the Coastal Overlay Zone as well as the City’s Beach Impact Area (which I believe extends to Cass St.)
• This issue impacts the entire community since we have an overwhelming number of bars and restaurants, yet most do not provide one space of parking for their patrons.

Questions

1. When a business wants to open shop or, increase in size either by renting or buying additional space, who reviews parking requirements as a representative of the Pacific Beach community?
2. What development (i.e. a building expansion, new patio or deck or, business license change) actually triggers a review of parking requirements?
3. Is there California Coastal Commission review of the business development plans and do they adequately enforce parking requirements?
4. When a business extends their floor space by adding a deck or patio it seems logical that their parking requirements would be affected as well. This is because their load capacity is increased by this additional floor area. Is this actually addressed in the development process and if not how could it be addressed?

Examples

1. Bar West on Hornblend St. – Complete remodel, has enclosed patio and fenced in area for equipment in rear taking up the few parking spaces – doesn’t provide any parking yet an entirely new business doing a major remodel.
2. PB Shore Club – Ocean Blvd. – Applying to Alcohol Beverage Control (ABC) to add a 1,600+ sq. ft. double-deck patio over the parking lot surrounding their building. Note, they do not have one parking place for their existing clientele.
3. PB Bar & Grill on Garnet – has capacity for nearly 800 patrons but only has 25 parking spaces – which for over a decade I have seen them cordon off for employee parking each evening.

I addressed similar issues with the Parking Task Force but, they have been reluctant to take on any idea or issue that doesn’t involve getting parking meters in PB, which won’t increase parking inventory by one space. I am hoping the Planning Committee will address these questions from the development perspective.Thank you!