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Council Mtg: January 10, 1988
Santa Monica, California
TO: Mayor and City Council
FROM: City staff
SUBJECT: Recommendation to Amend the Main street Ordinance to
Permit a Fifth Restaurant in the 2500 Block of Main
street.
INTRODUCTION
This report recommends that the City Council direct the City
Attorney to prepare a Zoning Ordinance Text Amendment to permit a
a restaurant at 2510 Main Street. If approved, this restaurant
would result in five restaurants instead of the four currently
permitted under the Main Street Ordinance within the 2500 block
of Main street.
BACKGROUND
On September 13, 1988 the City Council directed staff to meet
with the appropriate groups to discuss changing the Main Street
Ordinance to permit a fifth restaurant in the 2500 Block of Main
street. This action was initiated by Jay Fiondella whose request
to open a fifth restaurant on the block was denied by the
Planning Commission.
The Planning Commission denied the request based on the fact that
the Main street Ordinance only permits four restaurants between
Ocean Park and Hollister Avenue.
Four restaurants currently
exist in the block; the restaurant within the Edgemar development
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project, Gilliands, The Galley, and Bono Fortuna.
In order to
permit a fifth restaurant, the Main street Ordinance must be
amended.
Planning staff met with representatives from the Main street
Merchants and Owners Association, OPCO, and the NSC to discuss
the issue of amending the Ordinance. The results of the meeting
were as follows:
opeo: Opco will support a fifth restaurant on the block
provided the parking is contained on site, the restaurant
is the last restaurant to be located on Main street
between Pico Boulevard and the Venice border, and that the
Main Street ordinance be re-examined in relation to such
issues as density, parking requirements, variances, and
land uses.
Main street Merchants and Owners: Support a consistent
approach to permitting restaurants on Main Street.
Eliminate case by case amendments to the Main street
Ordinance by developing guidelines that apply equally to
all applicants. Would not support the re-examination of
the Main street ordinance until after a parking structure
is in operation for at least one year.
ALTERNATIVES
It is clear from the above input that the two organizations did
not reach a consensus relating to a fifth restaurant on Main
street. Therefore the Council has several options:
Amend the Main Street Ordinance to permit a fifth \.
\
,
and
prohibit
any
other
restaurants
from
restaurant
/
locating on Main Street until a comprehensive review of /
taken place.
2. Defer amending the Main Street Ordinance until a
comprehensive review of the standards has taken place.
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3. Defer amending the Main street Ordinance until the
parking structure is in place, and until a comprehensive
review of the standards has taken place.
4. bend the Main street Ordinance and direct staff to
begin a comprehensive review of the standards as an
objective for the next fiscal year.
staff recommends that the council proceed with the fourth option.
Under this option, if the restaurant complies with parking
requirements and provides all the parking on site without the
benefit of a variance, the use will be permitted. Planning staff
feels that a restaurant in this location would not adversely
impact the surrounding residents provided the hours of operation
are limited and sufficient parking is provided.
The Main Street Special Commercial District was established to
encourage a variety of commercial uses of a low to moderate scale
to locate on Main street in order to serve the surrounding
residential neighborhood and visitors to the area. A limitation
on the number of restaurants was established in the oistrict in
order to protect the surrounding neighborhood from an
over-concentration of restaurants and to encourage a mix of
services 1n each block. As illustrated in the following chart,
Block 6, where the proposed restaurant would exist, is currently
the longest block within the Main street District. It is 1098.42
feet longer than block 1, which is the smallest block in the
District, and 480.82 feet longer than Block 3, the second longest
block in the District. Therefore, it would seem reasonable to
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Blocks Main Street Neilson Way 2nd Street Total
East West
1 155.9' 120.36' lOa' 161' 537.36'
2 161' 189' 200' 161' 711'
3 425' 371.18 ' 283.68' 75' 1154.86'
4 625' 625' 1250'
5 575' 550' 1125'
6 732.5' 903.18' 1635.68'
7 286.4' 227.83' 300' 814.23'
8 300' 300' 300' 900'
9 300' 300' 300' 900'
10 300' 300' 283.75' 883.75'
11 300' 300' 221. 65' 821.65'
The Zoninq Ordinance currently defines Main street Blocks as
follows: "Restaurants are limited to two restaurants per block
(a block being both sides of Main street and the adjacent sides
of the adjoining streets).
Portions of Main street to be
designated as "Blocks"
for the purpose of this section are:
Block 1: South City Limits to Marine Street: Block 2: Marine
street to Pier Street; Block 3: Pier to Ashland; Block 4: Ashland
to Hill: Block 5 : Hill to Ocean Park; Block 6: Ocean Park to
Hollister (four restaurants permitted in this block): Block 7:
Hollister to Strand: Block 8: Strand to Pacific: Block 9: Pacific
to Bicknell: Block 10: Bicknell to Bay: Block 11: Bay to Pico."
Staff does not support opeo's request of prohibiting any further
restaurants on Main Street in order to accommodate Jay
Fiondella's restaurant. The implications of this kind of
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restriction require further study and public input in that
additional sites for restaurant uses exist between Hollister and
Pico Boulevard. This type of restriction has not been adequately
addressed by staff and the Community to be adopted as policy at
this time.
If this amendment is approved, it would be the fourth amendment
to the Main street Ordinance within the last two years. It has
become apparent that the standards contained in the existing
ordinance do not adequately address the present concerns of
surrounding residents, merchants, and property owners on Main
Street. The provisions of the Main street Ordinance were not
evaluated in the overall revisions to the Zoning Ordinance and
have not been reviewed since their adoption in 1980. Therefore,
a comprehensive review of the ordinance should take place in lieu
of amending the ordinance on a case by case basis. Planning
staff is prepared to undertake such a review of the ordinance,
including a significant pUblic input process, as a budget
objective within the next fiscal year.
BUDGET/FISCAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact within the present fiscal year. However,
if approved, the program to re -evaluate the Main street Plan
which will include a staff and public review process will require
staff resources during the FY 1989-90 budget.
RECOMMENDATION
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It is respectfully recommended that the council:
1. Direct the city Attorney to prepare a text amendment to
the Main street Ordinance to permit a fifth restaurant
in the 2500 block of Main;
2. Direct staff to conduct a comprehensive review of the
Main street Ordinance as an objective in the next
fiscal year.
Prepared by: Paul Berlant, Director of Planning
Suzanne FriCk, Principal Planner
Planning Division
Community and Economic Development Department
SF:Dez
HP/Jay
1/3/88
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The motion was unanimously approved, Councilmember Reed absent.
During discussion, staff was directed to send copies of the
proposed ordinance to apartment associations, neighborhood
associations, Santa Monicans for Renters Rights, Tenant Action
Committee, and the Ellis Support Group.
lO-A: APPOINTMENTS TO THE BOARD OF DIRECTORS OF THE ARTS
FOUNDATION: Presented was a recommendation of the Ar~s
Commission to appoint Bruria Finkel, Connie Jenkins and Loveday
Raben to the Board of Directors of the Arts Foundation.
Councilmember Finkel disqualified himself from the discussion and
vote on this item due to a conflict of interest. councilmember
Abdo moved to approve the staff recommendation. Second by
Councilmember Genser. The motion was unanimously approved,
Councilmember Reed absent. Therefore, Bruria Finkel, Connie
Jenkins, and Loveday Raben were appointed to the Board of
Directors of the Arts Foundation.
ll-A: PREFERENTIAL PARKING ZONE/22ND STREET/BARNARD WAY FRONTAGE
ROAD: Presented was a recommendation to direct the City Attorney
to draft ordinances establishing preferential parking zones on
22nd street and on Barnard way Frontage Road. Discussion was
held. Councilmember Jennings abstained from further discussion
and vote on this item due to a possible conflict of interest.
Councilmember Genser moved to approve the staff recommendation,
thereby instruct~ng the City Attorney to prepare ordinances
establishing a "2 hour parkIng, 9 a.m. to 6 p.m. Monday through
Saturday except by permit'l preferential parking zone for
Twenty-second Street, and a Itno parking anytime except by permi tl'
preferential parking zone for the Barnard Way frontage road; and
instructing the Planning Division to conduct an environmental
evaluation of the proposed zones. Second by Mayor Pro Tempore
Finkel. The motion was approved by the following vote:
Council vote: Affirmative: Councilmembers Abdo, Finkel, Genser,
and Mayor Zane
Negative: Councilmember Katz
Abstain: Councilmember Jennings
Absent: Councilmember Reed
Councilmember Katz requested the record to reflect that he feels
that it hasn't been proven that this has met the enabling
ordinance, and what the Council is doing in the City is slowly
but surely making the entire City a preferential zone. He
further stated this is a mistake and his previous stand on this
still holds, that this is not a permanent zoning answer to
parking, but a band-aid approach, and every traffic engineer ever
asked has agreed.
11-B:
was a
FIFTH RESTAURANT IN 2500 BLOCK OF MAIN STREET: Presented
recoromendat~on to direct City Attorney to prepare an
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January 10, 1989
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amend~ent to the Zoning Ord1nance to permit a fifth restaurant in
the 2500 block of Main street and direct staff to conduct a
comprehensive review of the Main Street ordinance as an objective
in the next fiscal year. Discussion was held. Members of the
publ~c Parle Meek, Richard Orton, Lynne Coyn, and Herb Sandell
spoke in opposition to the proposed amendment to the Main street
Plan. Tom Lang, Jay Fiondella, Robert Scott, Bud Burns, and
Steve Spencer spoke in support to the proposed amendment.
Counc1lmember Genser moved to extend the meeting to 12: 00 a.m.
Second by Councilmember Katz. The motion was unanimously
approved, Councilmember Reed absent. Discussion was held.
Councilmember Katz moved to amend the Main Street Plan and allow
this particular restaurant in the 2500 block of Main Street.
Second by councilmember Jennings. Mayor Pro Tempore Finkel moved
a substitute motion to amend the Main Street Plan to allow a
fifth restaurant in the 2500 block of Main Street, and direct
staff to begin a comprehensive review of the standards as an
ObJective for the next fiscal year, and that the comprehensive
review of the standards be completed prior to the commrnencement
of any construction on a parking structure on Main street. The
motion died due to lack of a second. Mayor Zane moved to amend
the motion to direct the city Attorney to prepare an ordinance
establishing a moratorium on new restaurants on Main street from
pico to the southerly city limits until after the completion of
review and the adoption of a revised Main street Plan. Second by
Mayor Pro Tempore Finkel. D1scussion was held. The motion, as
amended, was approved by the following vote:
Counc1l vote: Affirmative: Councilmembers Finkel,
Jenn1ngs, and Mayor Zane
Genser,
Negative: Councilmembers Abdo, and Katz
Absent: Councilmember Reed
Mayor Pro Tempore Finkel moved to direct the staff to conduct the
comprehensive review of the standards, including citizen review,
dur1ng the current fiscal year. Second by Councilmero~er
Jennn1ngs. During discusion the motion was amended to complete
the comprehensive review of by the end of calendar year 1989.
The motion was approved, Councilmerober Abdo opposed,
Councilmember Reed absent.
Councilmember Genser moved to include that in no event, shall
construction commence on the Main Street parking structure,
should there be one, prior to the conclusion of the Main Street
planning process. Second by Councilmember Katz. The motion
failed, councilmembers Abdo, Jennnings, and Mayor Zane opposed,
Councilmember Reed absent. The main motion, as amended by Mayor
Pro Tempore Finkel was approved by the following vote:
Council vote: Affirmative: Councilmembers Finkel,
Katz, and Mayor Zane
Jennings,
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January 10, 1989
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Negative: Councilmembers Abdo and Genser
Absent: Councilmember Reed
ll-C: CABLE TV COVERAGE OF CITY COUNCIL MEETINGS: Presented was
a staff report regarding options to provide cable TV coverage of
city Council meet1ngs and other commission meetings held in
Council Chambers.
Mayor Pro Tempore Finkel moved to extend the meeting past 12:30
a.m. Second by Councilmember Katz. The motion was unanimously
approved. Councilmember Reed was absent.
Councilmember Abdo moved to continue Item 11-C to the Council
meeting of January 24, 19B9. Second by Councilmember Katz. The
motion was unanimously approved. Councilmember Reed was absent.
Il-D: CLOSED SESSION: Not held.
13-A: EDGEMAR ART MUSEL~ PROJECT: Presented was the request of
Steve Spencer to address Council regarding Edgemar Art Museum
proj ect, continued from December 13, 1988. Mr. Spencer stated
that, in his discussions with City staff regarding Municipal Code
violations, staff has done a great jOb in keeping him advised of
what is going on. No council action was taken.
13-B: BUILDING PERMIT/ZONING VARIANCE/927 26TH STREET:
Presented was the request of Daphne Sheridan to address Co~ncil
regarding building permit, zoning variance and construction on
property located at 927 26th Street. Ms. Sheridan expressed her
concerns regarding the development of the property at 927 26th
Streetl the property next door to hers. council, in its response
to Ms. Sher~dan, e.xplained that the application to improve. the
property at 927 26th Street, was approved prior to the adoption
of the new Zoning Ordinance. Council also explained why the
Archite=tural Review Board does not oversee the design of
single-family residences, and assured Ms. Sheridan that Council
has tried to correct problems related to the construction of
single-fa1"l1ly res1dences with the adoption of the new Zoning
Ordinance. No Council action was taken.
14-A: BAYSIDE DISTRICT CORPORATION BOARD OF DIRECTORS:
Presented was the matter of the appointment of a member to the
Bayside District Corporation Board of Directors. Mayor Zane
declared nominations opened. Mayor Pro Tempore Finkel nominated
Dan Ringwood. Hearin.g no other nominations, Mayor Zane closed
the nominations. Councilmember Katz moved to appoint Dan
Ringwood by acclamation. Second by Mayor Pro Tempore Finkel.
The motion was unanimously approved, Councilmember Reed absent.
Therefore, Dan Ringwood was appointed to the Bayside District
Corporat~on Board of Directors for a term ending June 30, 1989.
14-B: PIER RESTORATION CORPORATION: Presented was the matter of
the appo1ntment of members to the Pier Restoration corporation.
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January 101 1989