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Home My WebLink AboutPermit L07-004 - MAHONY ADRIANA - CENTER PLACE / SPECIAL PERMISSION PARKINGCENTER PLACE RETAIL CENTER 17015 - 17197 SC PY L07-004 City of Tukwila Department of Community Development Steve Lancaster, Director AFF REPORT TO THE DIRECTOR OF COMMUNITY DEVELOPMENT Prepared February 9, 2007 FILE NUMBER: L07 -004 Complementary Parking Approval CENTER PLACE SPECIAL PERMISSION PARKING ASSOCIATED None PERMITS: APPLICANT: Adriana Mahoney, FHA Architects REQUEST: Allow a reduction in the number of required parking stalls at the Center Place Retail Center due to complementary uses among the tenants. LOCATION: 17015 -17197 Southcenter Parkway COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center ZONING DISTRICT: Tukwila Urban Center SEPA DETERMINATION: None Required RECOMMENDATION: Approval STAFF: Nora Gierloff, Planning Supervisor ATTACHMENTS: A. Parking Study B. Parking Plan Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 REQUEST An agent for the Center Place Retail Center has submitted a request for a complementary parking approval with the attached parking study per TMC 18.56.070 D. Center Place has a total rentable square footage of 44,800 with a mix of office, retail, bulk retail and restaurant uses. The addition of a 2,749 sf Chipotle restaurant with an outdoor dining area into a currently vacant space would increase the number of required parking spaces to 246 while only 221 are available. DECISION CRITERIA A reduction in the number of required parking spaces due to the complementary nature of tenants in a multi -tenant development may be allowed as follows: 18.56.070 D. Complementary Parking: A complementary use is a portion of the development that functions differently than the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the usable floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in hospitals or medical offices, food courts or restaurants in a shopping center or retail establishments. Center Place has 32,700 sf of retail and office to which the restaurants could be considered complementary. That would allow up to 3,270 sf of restaurant uses at the center that would not have to provide additional parking which would in turn reduce the total required parking spaces for the center by 33 (regular restaurant) or 66 (fast food restaurant). Based on the usable floor area for each of the current tenants (excluding Chipotle and 521 sf of other restaurant) the center as a whole would require 186 spaces. As a check the parking study has also calculated the parking demand for the center as a whole including Chipotle per the ITE Parking Generation Manual. This results in a peak parking demand of 209 spaces. CONCLUSION In practice the extent to which parking demand is reduced by complementary uses is highly dependent on the specific tenant mix so allowing the full 10% reduction could result in a parking shortfall. I recommend that a smaller percentage reduction to the parking requirements be allowed to set the requirement for the center as a whole at 210 spaces. If future tenant changes are proposed that would increase the percentage of restaurant uses over the current 25% of usable floor area another parking study will be required. Reviewed and approved with the stated condition by Tukwila DCD Deputy Director, on , 2007. Q:\ Chipotle\ParkingStaffReport.DOC - 2 - 02/09/07 MEMORANDUM RECEIVE �pg �1 � " f 1.�1� ?, 2 sl�Jt COMMT DEVELOP ENT The Transpo Group Date: January 5, 2007 TG: 06396.00 To: Moira Bradshaw, City of Tukwila From: Jennifer Lo e and Kevin Jones, P.E. Subject: South Center Chipotle Parking Study This memorandum provides an analysis of the adequacy of the parking supply at Center Place based on code requirements. This responds to the application to renovate currently vacant space to accommodate a Chipotle restaurant. The analysis provides our assessment of the classification of the restaurant operation as well as review of the code allowed reduction for "complimentary use" for its applicability if needed, based on the land use classification for the space. It also provides an assessment of peak parking demand, based on rates provided by the Institute of Transportation Engineers (ITE). Project Description Center Place is a mixed use retail center, located at 17025 Southcenter Parkway in Tukwila. The Center is currently occupied by a mix of furniture and carpet stores, smaller general retail stores, service businesses, including a nail salon, tuxedo rental shop and weight loss center, a lending center and several restaurants. Total rentable square footage is 44,814 sf., of which the proposed restaurant would occupy 2,596 sf. There are currently 222 parking spaces that provide surface parking spaces for patrons of the center. The project would include 544 sf of outdoor seating area, which would result in the loss of one parking space. Approximately 119 sf would be used for restrooms, leaving the total "usable area," by Tukwila code definition, at 2,749 sf. Usable square footage excludes restrooms and includes 50% of the outdoor seating area. Chipotle operates other restaurants locally, serving Mexican- American food, primarily gourmet burritos and tacos. Recent observations at local Chipotle restaurants indicated that while there is no table service and food is served primarily in disposable containers, the vast majority of patrons dine on site at generously spaced tables. Recent site observations indicated that very few patrons took their orders "to go." The site will apply for a liquor license to sell wine and beer on site. Parking Supply Assessment Parking requirements are specified in the Tukwila Municipal Code (TMC), Chapter 18.56. Requirements are given for various land uses, the definitions for which are provided in Chapter 18.06, also in the TMC Code generated land use definitions for the various uses on site are provided in an attachment to this memorandum. An assessment of the adequacy of the parking supply to meet code requirements begins The Transpo Group Inc. 11730118th Avenue N.E., Suite 600 Kirkland, WA 98034 -7120 425.821.3665 Fax: 425.825.8434 with determination of the appropriate land use for the proposed use. Then appropriate rates are applied, followed by reductions, as applicable. Restaurant Classification Tukwila uses two different classifications for restaurants in determining parking requirements: "Restaurant" and "Restaurant, Fast Food," the code definitions for which are provided in the attachment to this memorandum. While the majority of the food is served in disposable containers, the vast majority of the patrons appear to eat on -site. Very few patrons ordered their food "to go." No drive- through service will be offered. Based on the on -site consumption of food, and the fact that the tenant will apply for a liquor license, we believe the proposed Chipotle is more comparable to a restaurant and not a fast food restaurant. As the classification is subjective, our analysis of code application includes a calculation of parking requirements for Chipotle as both a restaurant and a fast food restaurant. Parking Code Calculations As noted, parking requirements are based on "Usable Floor Area." Table 1 provides information on the other uses currently on site, including each tenant's usable square footage, land use classification (based on our review of code definitions) and parking requirements for each use and tenant. As noted earlier, the information in this table assumes Chipotle is more appropriately classified as a restaurant rather than a fast food restaurant. The Transpo Group Page 2 Table 1. Required Parking per Code, Chipotle Classified as Restaurant Land Use'/ tenant Tenant Usable Floor Area (sf) Requirement per Usable Required Floor Area Spaces Office Jenney Craig Weight Loss Center Office Total 2,713 2,713 3.0 for each 1,000 sf 8 Money Tree 1,635 Plato's Closet (Clothing) 2,662 Neo Vita, Inc (Shoes) 1,710 Retail Beauty Nails 1,147 General Oreck Homecare, LLC (Vacuums) 1,326 The Tux Store, Inc. 1,220 General Retail Total 9,700 4.0 per 1,000 sf 39 National Bedrooms, Inc. (Furniture) 6,813 Pande Cameron and Retail, Bulk Company (Carpet) 2,877 Reclinerland 10,602 Retail Bulk Total 20,292 2.5 for each 1,000 sf 51 Golden Indian Curry House 1,172 Mayflower of China 4,440 Restaurant Happy Teriyaki 1,296 Chipotle 2,749 Total Restaurant 9.657 1 per 100 sf 97 Subway Sandwiches 1,178 Restaurant, Fast Food 1,178 1 per 50 sf 24 Total 43,540 219 1. Land use as defined under "Definitions" in TMC Section 18.06 2. Usable floor area also includes 50% of outdoor seating area for restaurants and fast food restaurants The Transpo Group Pane 3 As shown in Table 1, the proposed parking supply of 221 spaces meets the code requirement of 219 spaces, based on identification of Chipotle as a standard restaurant. As discussed earlier, because Chipotle has characteristics of both standard and fast food restaurants, its identification could be considered subjective. Table 1 provided the raw calculations for code required parking based on identification of Chipotle as a standard restaurant, though, due to the mixed use nature of the tenants, a reduction may be applicable. If Chipotle were to be classified as a fast food restaurant, then a reduction, as allowed for by Code, would need to be applied. The Code allows for a reduction in parking for a Complimentary Use, including "food courts in restaurants in shopping center or retail establishments." The applicable section, Tukwila Municipal Code Section 18.56.070, paragraph D, reads: Complinrntaq Parking A conplor ntary use is a portion tf the developrent that functions d ffenenly than the primvy use but is designed to serve or enhance the primary land use without orating additional parking need& for the prix my traffic generator Up to 10% f the usable floor ara q" builang or facility may be oaarpied by a conpkementary use teithout prozicingparking spas in addition to the nwrier f spaces for the principle use Examples lenvrtary uses indude pharnncies in hospitals or mescal f ces, food courts or restaurants in shopping center or mail establisbr nts. The primary use of retail (both general and bulk) would constitute 29,992 sf of usable space. As indicated by Code, at least some of the restaurant use on site would serve retail patrons. Chipotle, at 2,749 sf usable space, constitutes less than 10% of the total retail space. Technically, this could then be considered a complimentary use to the primary use and not require any parking if the full 10% reduction was requested. However, the full reduction of 10% total floor space is not needed. Table 2 provides the calculations of the parking with a reduction of a portion of the space for complimentary use. As noted, a reduction of a full 10% of the building space is not necessary. The calculations in Table 2 are based on the application of complimentary use definition being applied to approximately half of the floor space for the proposal, or 1,400 sf. This is well below 10% of the retail space. Note that we do not rely on total building space, as it would not be logical to consider additional restaurant space as complimentary to other restaurant space. The Transpo Group Page 4 Table 2. Required Parking Per Code, Chipotle Classified as Fast Food Restaurant Usable Floor Required Land Use'/ tenant Area (sf) Requirement per unit Spaces 3.0 for each 1,000 sf of Office 2,713 usable floor area 8 4 per 1,000 sf of usable floor Retail General 9,700 area 39 2.5 for each 1,000 sf of Retail, Bulk 20,292 usable floor area 51 Restaurant 6,908 1 per 100 usable floor area 69 Fast Food Restaurants at raw rate Raw rate of 1 per 50 sf usable (Subway and Chipotle) 3,927 floor area 79 Less parking for Complimentary Use Complimentary to Retail (no (Complimentary Use) 1,400 parking required) -28 Total (net) 1. Land use as defined under "Definitions" in TMC Section 18.06 2. Usable floor area also includes 50% of outdoor seating area for restaurants and fast food restaurants Calculated as such, the application of the Complimentary Use reduction for 1,400 sf of the usable area is equivalent to about 3% of the total usable building area, or about 4% of all non - restaurant use space, leaving a code requirement for 218 spaces. Parking Demand As a check, we calculated a peak parking demand for the site based on the closest land use byITE definitions (but considering Chipotle as a fast food restaurant). Calculations are based on rentable square footage, based on information provided by our client. For each use we took the greater of weekday or weekend rates, where both rates were provided. Likewise, to be conservative, for the shopping center, the highest rate was used (Saturday, December). When planning parking for shopping centers, one would not typically design around a peak weekend day in December. However this rate, along with highest average rates for all uses were used to demonstrate that the parking supply will meet conservative calculations of the parking demand. Note that this calculation conservatively does not take any deductions for differing time of day peak periods or shared use. Calculations are provided in Table 3. The Transpo Group 218 Page 5 Table 3. Parking Demand Calculations (ITE Rates) Land Use/ Peak tenant Rentable ITE Average Parking sf ITE Category Rate Demand Money Tree 1,750 Walk In Bank' 2.3/1,000 sf 4 Jenney Craig 2,800 Clinic' 4.43/1,000 sf 12 Weight Loss Center Misc Retail 8,325 Shopping Center' 4.74/1,000 sf 40 General National Bedrooms, 6,900 Furniture store' 0.94/1,000 sf 6 Inc. (Furniture) Pande Cameron and 2,925 Carpet stores 1.79/1,000 sf 5 Company (Carpet) Reclinerland 10,690 Furniture store' 0.94/1,000 sf 10 Restaurant 7,350 High Turnover Sit Down Restaurant' 13.5/1,000 sf 99 Restaurant, Non - Hamburger Fast Food Restaurant 8.2/1,000 sf 33 Fast Food 4'071 without Drive Through Window° Total 44,814 209 1. Land Use 911 WalkOln Bank, weekday average rate (no weekend rate available) 2. ITE Land Use 630 Clinic, average weekday rate (no weekend available) 3. ITE Land Use 820 Shopping Center, December Saturday 4. ITE Land Use 890 Furniture Store, average Saturday rate 5. ITE Land Use 892 Carpet Store, average Saturday rate 6. See note 4 7. ITE Land Use 932High Turnover Sit Down Restaurant, Suburban location, no bar or lounge, average Saturday rate 8. ITE Land Use 933 Fast -Food Restaurant without Drive - Through Window, non - hamburger restaurant, average weekday rate (no weekend rates given) The raw calculations resulted in a peak parking demand of 209 spaces. Thus, the application of the reduction for complimentary use, based on average peak rates from ITE Parking Generation, 3` Edition (2004) for the most appropriate land use, results in an estimated peak parking demand less than the code required parking, regardless of which rates and reductions are deemed appropriate. The Transpo Group Page 6 Attachment 1: Code Definitions (Tukwila Municipal Code Section 18.06) 18.06.018 Bulk Retail "Bulk Retail" is a business or store that specializes in the sale of large goods, requiring large on -site storage. Bulk retail is further distinguished by a lower trip generation rate than other retail stores, as evidenced by a traffic study or other appropriate analysis. Examples include furniture stores, appliance stores and other uses as approved by the Director. 18.06.325 Floor Area "Floor area" means the sum of the gross horizontal areas of the floors of a building or buildings, measured form the exterior walls and from the centerline of the divisions walls. Floor area includes basement space, elevators shafts, and stairwells at each floor, mechanical equipment rooms or attic spaces with headroom of 7 feet 6 inches or more, penthouse floors, interior balconies, and mezzanines, enclosed porches, and malls. Floor area shall not include accessory water tanks, and cooling towers, mechanical equipment or attic spaces with headroom of less than 7 feet 6 inches, exterior steps or stairs, terraces, breezeways and open spaces. 18.06.353 General Retail "General Retail" is a business or a store which engages in the sale of goods and/or services to the general public. Examples include department stores and personal service shops. 18.06.592 Office "Office" is a building or a group of buildings dedicated to non - manufacturing types of work that are for the use of employees but may or may not be for use by the general public. Examples include services such as accounting, advertising, architectural/engineering, consulting, information processing, legal, medical and/or dental. 18.06.687 Restaurant "Restaurant" is an establishment whose principle business is the sale of foods to be eaten on the premises, including either indoor or outdoor seating, which may also include an area reserved for the sale of alcoholic beverages. 18.06.688 Restaurant, Fast Food "Restaurant, Fast Food" means an establishment whose principle business is the sale of foods, frozen desserts, or beverages served in or on disposable containers for The Transpo Group Page 7 consumption while seated within the building or in a vehicle or incidentally within a designated outdoor area, or for the takeout with consumption off the premises. 18.06.863 Usable Floor Area "Usable Floor area" means that part of the floor area of any structure which is used from time to time for any commercial purposes, such as sales area, display area, walkways or storage area. Parking calculation shall not include common corridors designed for the circulation of people at non -retail establishments, restrooms, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks. Code Requirements (Off- Street Parking Supply) Restaurant 1 for each 100 square feet of usable floor area Restaurant, Fast Food 1 for each 50 square feet of usable floor area. Fifty percent of any outdoor seating area will be added to the useable floor area for the parking requirement calculations Retail Sales, Bulk 2.5 for each 1,000 square feet of usable floor area Retail Sales, General 4 for each 1,000 square feet area if located within the TUC or TVS zoning districts; 2.5 for each 1,000 square feet of usable floor area if located in any other zoning district Office 3.0 for each 1,000 square feet of usable floor area The Transpo Group Page 8 SOUTHCENTER PARKWAY TRASH " Ms "\ITRASH TRASH I=FA■1 218 STANDARD AND COMPACT SITE PLAN 5 ACCESSIBLE EXISTING CONDITION 223 TOTAL STALLS SCALE=NTS RECEIVED • I - Parcel No.: 2623049069 Permit Number: L07 -004 Address: 17135 SOUTHCENTER PT TUKW Status: PENDING Suite No: Applied Date: 01/22/2007 Applicant: ADRIANA MAHONY Issue Date: Receipt No.: R07 -00088 Initials: BLH Payment Date: 01/22/2007 01:06 PM User ID: ADMIN Balance: $10.00 Payee: FAUST HOWELL ASSOCIATES City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206 - 431 -3670 Fax: 206 -431 -3665 Web site: http://www.ci.tukwila.wa.us RECEIPT TRANSACTION LIST: Type Method Description Amount Payment Check 22250 340.00 ACCOUNT ITEM LIST: Description ZONING /SUBDIVISION Account Code Current Pmts 000/345.810 340.00 Total: $340.00 Payment Amount: $340.00 19R3 )1/22 9716 TOTAL 34(.O doc: Receipt -06 Printed: 01 -22 -2007 Receipt No.: R07 - 00089 Initials: BLH User ID: ADMIN Payee: FAUST HOWELL ASSOCIATES ACCOUNT ITEM LIST: Description ZONING /SUBDIVISION City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206 - 431 -3670 Fax: 206 -431 -3665 Web site: http://www.ci.tukwila.wa.us RECEIPT Parcel No.: 2623049069 Permit Number: L07 -004 Address: 17135 SOUTHCENTER PY TUB:W Status: PENDING Suite No: Applied Date: 01/22/2007 Applicant: ADRIANA MAHONY Issue Date: TRANSACTION LIST: Type Method Description Amount Payment Cash 10.00 Account Code Current Pmts 000/345.810 10.00 Total: $10.00 Payment Amount: $10.00 Payment Date: 01/22/2007 01:07 PM Balance: $0.00 76 01/22 9716 TOTAL 10•OC doc: Receipt -06 Printed: 01 -22 -2007 FHA Architects Faust, Howell Associates, Inc. 14344 Y Street, Suite 101 - Omaha, Nebraska 68137 -2805 - (402) 895 -0878 - FAX (402) 895 -9561 TRANSMITTAL LETTER TO: City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 ATTN: Nora Gierloff Phone: 206 - 433 -7141 PROJECT: Chipotle Southcenter PROJECT NO.: 090206 DATE: 1/26/07 WE TRANSMIT VIA: UPS Next day THE FOLLOWING: QUANTITY DATE DESCRIPTION 3 2 Colored elevations Paint chips RECEIV (J AN 2 91001 C OMMUNnY D EVELopme n - REMARKS: Nora, Enclosed are copies of the proposed elevations for Southcenter. Also, I included paint chips of the proposed colors. Please review and let me know what you think. Thanks. Adriana COPIES TO: w /enclosures File Yes N:\Projects \Chipotle \090206 - Southcenter ( Tukwila)\ CYA \Corr\ngierloff012607trans.DOC sent by Adriana Mahoney FOR STAFF USE ONLY Permits Plus Type: P-SP Planner: File Number: i_ 0'L - O OLf Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: • CITY OF TUKWILA Department of Community Development 6300 Southcenier Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E - mail: tukplan a,ci.tukwila.wa.us RECIe JAN 22Z P ERMIT Geo t■ SPECIAL PERMISSION DIRECTOR APPLICATION NAME OF PROJECT/DEVELOPMENT: i- LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest inter section. 7 al is _ S (fit r /t GE pJr -i.- �i�!'T� k+�1 /I 'fly( (A/4- 17 1'7 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). g6 6.41 -- off 2 _ 4 9 0-7 -- 1070- -as 24.2_30-t '? 67 / -O4/ DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: / D21 A 3A C i-tAcbktPq Address: I l 3 4 L I " 1 ' 101 , C�- �i'1 6F3 13 Phone: yOY. ()' FAX: 'lo- t- Q t6 I E -mail: 'O CCi :FtAINI COWEC Can Signature: 1 Date: I/ II (0`] P :U'lonningFonnslAppliolionslSP Dimetor- lune2006.doc Apr06.2006