Board recommends removing seating-based parking calculation, keeps occupancy-load method

The Flagler Beach Planning and Architectural Review Board on April 8 recommended approval of an amendment to the land development code that removes fixed-seat counts as an alternative method for calculating required off-street parking for restaurants.

City staff explained that the existing code allowed two methods for restaurants: occupancy-load based on square footage and fixed seating. The seating method caused disputes when restaurants added temporary tables and chairs that were not part of fixed seating layouts, producing inconsistent parking requirements. “We’re not even looking at seating anymore when we’re calculating minimum parking. We’re just looking at that occupancy load,” Lupita, a city staff member, told the board.

Board members asked whether the change applied to the downtown district and flagged a clerical citation in the code text: the downtown design guidelines citation printed in the packet was incorrect and staff said they would correct it in the ordinance draft. A board member also raised whether the 200-foot rule that requires off-site parking to be in the same zone should be relaxed to ease parking pressures; staff noted that variances have been used previously when commercial properties back onto residential parcels.

After public comment and discussion, a board member moved to recommend approval and the board approved the recommendation by roll call vote. The board’s recommendation will be forwarded to the City Commission.

The amendment keeps the downtown exception already in the code; it removes the seating-based calculation from general application and relies on occupancy-based calculations tied to square footage and occupancy formulas.