SR-6-M
I/p?, col/
CjED:RAS:RM:nh
Council Mtg: March 24, 1987
Santa Monica, California
TO: Mayor and city council
~-t11
MAR 2 4 1981
FROM:
City staff
SUBJECT:
Recommendation to Adopt Findings
Approval of Development Review
Conditional Use Permit 410-B for a
at 1721 Broadway.
and Conditions for
Permit 320-B and
120-Seat Restaurant
INTRODUCTION
This report recommends the Council adopt the attached findings
and conditions for approval of Development Review Permit 320-B
and Conditional Use Permit 410-B for a 120-seat restaurant with
liquor license at 1721 Broadway.
BACKGROUND
On February 10, 1987, the Council held a public hearing on the
subject requests and voted to approve the project, with staff to
return with specific findings and conditions of approval. These
have been prepared and are included herein.
BUDGET/FISCAL IMPACT
The recommendation presented in this report does not have a
budget or fiscal impact.
~"M
MAR 2 4 1987
- 1 -
'.
RECOMMENDATION
staff respectfully recommends that the City Council adopt the
following findings and conditions in regard to the approval of
Development Review Permit 320-B and Conditional Use Permit 410-B.
DEVELOPMENT REVIEW FINDINGS
1. The development is consistent with the findings and pur-
pose of Ordinance 1321 as set forth below.
2. The physical location and placement of proposed structures
on the site are compatible with and relate harmoniously to
surrounding sites and neighborhoods in that the building
is existing, except for a proposed 330 sq. ft. addition
along the west Broadway frontage; the building is 100'
from residential uses to the north; the adjacent retire-
ment home is buffered from the use by an alley and a lack
of public access openings along the west side of the sub-
ject building; and parking lot screening and landscaping
will be provided.
3. The existing and/or proposed rights-of-way and facilities
for both pedestrian and automobile traffic will be ade-
quate to accommodate the anticipated results of the pro-
posed development including off-street parking facilities
and access thereto in that the office, retail and res-
taurant uses complement each other with differing hours of
peak use; parking meets Code requirements for the pre-
existing uses and for the new restaurant use; approximate-
ly seven additional parking spaces are provided beyond
those required; employee parking will be provided on site;
and alley improvements will be provided if deemed neces-
sary by the Director of General Services.
4. The existing and/or proposed public and/or private health
and safety facilities (including, but not limited to,
sanitation, sewers, storm drains, fire protection devices,
protective services, and public utilities) will be ade-
quate to accommodate the anticipated results of the pro-
posed development.
5. The proposed development is consistent with the General
Plan of the City of Santa Monica and the Zoning Ordinance
in that the project will conform to the height, bulk, use
and urban design policies for the Broadway Mixed-Use Dis-
trict as specified in the Land Use Element of the General
Plan and conform to the appropriate C4 District standards
contained in the Zoning Ordinance.
- 2 -
CONDITIONAL USE PERMIT FINDINGS
6. The change in the license will not contribute to an undue
concentration of alcohol outlets in the area in that there
are only four other restaurants in a three block radius
having liquor licenses with only one of these having a
Type 47 general liquor license.
7. There will be no detrimental affect on nearby
residentially zoned neighborhoods considering the distance
of the alcohol outlet to residential buildings, churches,
schools, hospitals, playgrounds, parks, and other existing
alcohol outlets in that the sale of liquor will be
regulated to be integrated into the operation of the
restaurant; there will be no dancing or live
entertainment; take-out food service will only occur on an
incidential basis; the building parking lot entrance will
be 100' away from residential uses to the north and 120'
from the retirement home to the west; and market and
restaurant hours will not extend beyond the hours of 8:00
a.m. to 11:00 p.m.
8. The proposed use and location are in accordance with good
zoning practice, in the public interest, and necessary
that substantial justice be done and the proposed use is
compatible with existing and potential uses within the
general area; traffic or parking congestion will not
result; the public health, safety, and general welfare are
protected; and no harm to adjacent properties will result
based on all the other findings set forth herein.
9. The welfare of neighborhood residents will not be
adversely affected based on all the other findings set
forth herein.
CONDITIONS
1. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be SUbject to review and ap-
proval by the Architectural Review Board. Additional
landscaping such as planters or landscape strips shall be
provided along both street frontages of the building, sub-
ject to the approval of an Encroachment Permit, if and as
needed. The Board shall ensure that parking lot screening
and landscaping (required by Condition 5) is substantial
enough to create a significant landscape buffer and pleas-
ing appearance around and within the parking lot.
2. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept may be subject to Planning Commission
Review. Construction shall be in substantial conformance
with the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of
Planning.
- 3 -
'.
3. The rights granted herein shall be effective only when
exercised within a period of one year from the effective
date of approval. Upon the written request of the appli-
cant, the Director of Planning may extend this period up
to an additional six months.
4. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code, Title 24,
Part 2.
5. The parking lot shall be striped, screened and landscaped
in conformance with Sec. 9127.J.l and Sec. 9129.F.7
(SMMC) .
6. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
7. Refuse areas, storage areas and mechanical equipment shall
be screened in accordance with Sec. 9127J. 2-4 (SMMC).
Refuse areas shall be of a size adequate to meet on-site
need.
8. A 5 to 6 foot solid masonry wall shall be provided along
property lines which abut residential property in accor-
dance with Sec. 9127.1 (SMMC).
9. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of lights, noise, activities, parking or other
actions.
10. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings.
11. A security plan shall be approved by the Chief of Police
prior to issuance of a certificate of Occupancy.
12. street trees shall be maintained, relocated or provided as
required in a manner consistent with the City'S Tree Code
(Ord. 1242 CCS), per the specifications of the Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
13. Street and/or alley lighting shall be provided on public
rights-of-way adjacent to the project if and as needed per
the specifications and with the approval of the Department
of General Services.
14. Any outdoor lighting shall be shielded and/or directed
away from adjacent residential properties, with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the subject property.
- 4 -
15. Hours of operation of the market and of restaurant service
shall not extend beyond the hours of 8:00 a.m. to 11:00
p.m.
16. On-site parking shall be made available without cost to
building customers and employees, with appropriate parking
lot signage to so indicate.
17. Parking lot illumination shall be provided and maintained.
18. The owner shall prohibit loitering in the parking area and
shall control noisy patrons leaving the restaurant.
19. The primary use of the restaurant premises shall be for
sit-down meal service to patrons. There shall be no
separate bar or lounge seating where full food service is
not available.
20. No more than 120 restaurant seats shall be provided on the
premises.
21. The premises shall maintain a kitchen or food-serving area
in which a variety of food is prepared and cooked on the
premises.
22. The premises shall serve food to patrons during all hours
the restaurant is open for customers.
23. Restaurant take-out service shall only be allowed on an
incidental basis to the primary sit-down restaurant use.
24. No dancing or live entertainment shall be permitted on the
premises.
25. Final plans for any changes to exterior design,
landscaping, trash enclosures, and/or signage shall be
subject to review and approval by the Architectural Review
Board.
26. Improvements to the alley, including speed bumps, shall be
installed at the expense of the applicant if required by
the Director of General Services upon review of pertinent
safety factors.
27. The front addition at the southwest corner of the building
shall be set back at least 1811 from the Broadway property
line to allow for additional landscaping and increase
visibility at the intersection of the alley and Broadway.
- 5 -
Prepared by: R. Ann Siracusa, Director of Planning
Richard Mills, Associate Planner
Planning Division
Community and Economic Development Department
RAS :RM:nh
CCDR320B
03/09/87
- 6 -