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#2326 - B-5 Amendment March 19, 1998 Page 2 Range of Products and Ser\ ices As discussed at the March 9 meeting, both coffee and bagel retail stores, as contemplated by staff and the applicant and as commonly exist today, will provide a variety of related products. Coffee shop will likely serve some sort of food, muffins, cookies, etc. along with coffee and possibly other drinks. A bagel shop will likely have juices, soft drinks, and bagel based sandwiches, chips, dessert items, etc. Both will function as a 'convenience' type restaurant where food is obtained by the customer at a counter, likely w ithout waitserv ice. Both will provide some amount of seating, and will expect a portion of their customers to 'eat in' while others 'grab and go'. Parking Not Necessarily a Limiting Factor The amount of parking on the applicant's site, for e.xample, is 62 stalls, apportioned as follows: Bank and Office (5200 net sf; 1 stall reqd. per 200 sf): 26 stalls Retail (4500 net sf; 1 stall reqd. per 150 sf): 30 stalls Extra stalls provided 6 stalls Total 62 staha If the maximum allowable retail space is devoted to a resinurant use (4000 gross sf), with a net public floor area of 60% or 2400 sf, our code (1 slall:80 sf) would require 30 stalls, which at a 3:1 ratio (see below) translates to 90 seats. Therefore, parking is not going to limit the seating in and of itself. Seating as a Limiting Factor Please see Exhibit A, which briefly compares various restaurant uses w ith their seating needs. Fast food restaurants typically require 75-100 seats. Family sit-down chain restaurants are typically in the 150 seat range. Bagel and coffee shops are somewhere in the 25-45 seat range individually, or 30-65 seats as a combined use. A standard parking-to-seating ratio for restaurants is 1 stall per 3 seats, although fast food restaurants typically are at 1:1.2 or 1:1.5 due to the nature of their high lunch-hour traffic. If the Council's goal is to limit the restaurant uses to those which are low traffic generators, limiting the seating to, say 45 seats for an individual coffee/bagel use or 60 seats for a combined use, would likely make the location less attractive to the typical fast food or family restaurant chain users.