SR-12-A (17)
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1.2-A
JUt 2 B 19B7
Santa Monica, California
CjED:SF:AS:nh
council Mtg: July 28, 1987
TO: Mayor and City council
FROM: City staff
SUBJECT: Appeal of Planning commission Denial of Development
Review 376, 2207 Lincoln Boulevard, 264 Sq. Ft. Addition
to the Existing 1,362 Sq.Ft. Taco Bell Restaurant.
Applicant/Appellant: Taco Bell Corporation.
INTRODUCTION
This report recommends that the City Council uphold the appeal of
the applicant and approve Development Review 376 for a 264 sq. ft.
addition to the existing 1,362 sq. ft. Taco Bell restaurant. The
Planning Commission denied the project by a 4-1 vote on May 18,
1987. The applicant is appealing that decision (Attachment A).
BACKGROUND
The 264 sq. ft. addition is proposed for an irregularly shaped
12,640 sq. ft. site on the northeast corner of Lincoln Boulevard
and Pacific street in the Lincoln South Land Use District. The
addition consists of a 217 sq. ft. area at the rear of the
existing building to accommodate handicapped restrooms as well as
a larger storage area. A 47 sq. ft. addition will be located at
the south side of the building to provide space for a
drive-through window.
There is currently no drive-through
service. The inclusion of a drive-through will also require that
the Zoning Administrator grant a Use Permit to allow the use in a
C4 zone (Section 9117AS SMMC).
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JUl 2 8 1~R1
Ordinance 1321 requires a Development Review permit to allow an
addition to a fast food establishment that is over 10% of the
existing floor area. This proposal would expand Taco Bell by
21%. A more detailed project description is provided in the May
18, 1987 Planning commission staff report (Attachment B). The
Planning Commission statement of Official Action is contained in
Attachment c.
ANALYSIS
A number of concerns were raised by the Planning commission at
the public hearing. The Commission found that the location of
the drive-through lane would both block access to the handicapped
parking stall and endanger pedestrians who would be forced to
walk along a narrow strip adjacent to the drive-through lane to
reach the restrooms at the rear of the building. Given the
location and design of the drive-through lane the commission felt
findings could not be made to support a Use Permit.
The commission further found that the location of the trash
enclosure walls would block the site lines of vehicles exiting
the drive-through lane. Additional traffic hazards would be
created by the two parking spaces located off the rear alley.
These spaces, situated adjacent to the drive-through exit and
approximately 35 feet from the parking lot exit, would force
vehicles to back into all traffic generated by the drive-through
as well as other vehicles utilizing the alley exit.
In response to these comments, the applicant has significantly
revised the drive-through and parking plan. The drive-through
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lane has been relocated and lengthened to avoid vehicular
confl icts betwen vehicles queuing and cars exiting the parking
lot. A landscaped buffer with a 42" high rail ing to prohibit
pedestrians from crosssing the drive-through lane separates the
parking lot from the drive-through. The delivery gate will be
restricted to a crosswalk at the end of the drive-through lane
near the restaurant entrance.
The restrooms, accessible from the exterior only, will be locked
during all hours of operation for security. A sign will be
posted stating where the key may be obtained. Patrons will be
directed to the Pacific street restaurant exit to walk around the
building via the sidewalk to reach the restrooms thereby avoiding
contact with the drive-through lane.
The trash enclosure has been relocated to the southeast corner of
the lot. To avoid blocking the site lines of vehicles exiting
the parking lot a 7 ft. wide area landscaped with low planting
will be located adjacent to the trash enclosure. Finally,
vehicular conflicts in the alley have been reduced by relocating
the alley exit from the center of the lot to the site's southern
end, relocating the drive-through exit to Lincoln Boulevard and
angling the two alley parking spaces to ease back up and direct
the vehicles to exit onto Pacific street.
The applicant has worked closely with the City's Parking and
Traffic Engineer to ensure that the planning Commission's
concerns have been addressed. The revised plan has been approved
by the Parking and Traffic Engineer.
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COUNCIL CONSIDERATION
On acting on this appeal, the City council may: 1) uphold the
appeal and approve Development Review 376 with the findings and
conditions contained in the May 18, 1987 Planning Commission
staff report or with such other findings and/or conditions as it
deems appropriate;
2)
deny the appeal and uphold the
determination of the Planning Commission; or 3) otherwise
approve, conditionally approve, or deny the project as it deems
appropriate.
BUDGET/FINANCIAL IMPACT
The recommendations presented in this report do not have a budget
or fiscal impact.
RECOMMENDATION
Staff respectfully recommends that the city Council uphold the
appeal and approve Development Review 376 as amended by the
applicant with the findings and conditions contained in the May
18, 1987 Planning Commission staff report.
Prepared by: Amanda Schacter, Assistant Planner
Suzanne Frick, Principal Planner
Planning Oivision
Community and Economic Development Department
Attachments: A. Letter of Appeal by Taco Bell Corporation.
B. May 18, 1987 Planning Commission staff Report.
C. May 18, 1987 Planning Commission statement of
Official Action.
D. Project Plans.
AS : nh
PC/CCDR376
07/08/87
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TACO
1IELL.
Weslern Regu).
Taco Bell Corp
1950 East 171h Stree1
Santa Ana CalifornIa 92701
Telephone 7149533800
Mb.j 20, 19B7
CERTIFIeD rAIL -
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P 357 584 344 -~- /f : :
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Ms. R. Ann siracusa
O~r of Plannin:;r
CI'IY OF SANrA MJNICA
1685 Main street
Santa Monica, C'A 90401
RE: Taro ~11 #90, Santa Monica (J-f~;lI"'irg No. rR-376)
Dear Ms. Siracusa:
we are hereby aIP"' ~ the Pl~ CvuIllIission denial of our request for
hlildi.rq aMition (i.ncludirq barrier-free restroams), arrl site inprovements.
It was oor urrleLbtarrlirq that the Plannirq callh'rission awroval was necessary
for the b.rl1d..in;l lI'IM i tion only, an item. that was never f1nrh:-essed at the hear-
iIq. It is unfortunate that the Oo:.I!!!,;a.ction, in their denial, gave us no 81-
t~mative 1:ut to a~L We would have been pl~sed to wrk with staff am
~Mn:>l:l..ct the c...ullLi.sslon' s concerns. Q1arges will be made to our plan, as sug-
gested, to insure inmediate approval, thereby reduci.rg c:orqestion on Li.n::oln
Avenue ani providi.n;J restroans for all em- cust~.
Sincerely,
~ _r'qOO
Focky A. J ckson
Area constroction Manager
lU\J: st
oc: S. Olson
File 90
Enclosure (c:heck)
CITY PLANNING DIVISION
Community and Economic Development Department
MEMORANDUM
DATE: May 18, 1987
TO: The Honorable Planning Commission
FROM: R. Ann Siracusa, Director of Planning
SUBJECT: DR 376, To Permit the Addition of 263.5 Sq. Ft. to the
Existing 1,362.5 Sq. Ft. Taco Bell Restaurant.
Address:
Applicant:
2207 Lincoln Boulevard
Taco Bell Corporation
SITE LOCATION AND DESCRIPTION
The subject property is a 12,460 sq.ft. parcel located on the
northeast corner of Lincoln Boulevard and Pacific having a
frontage of 129.55 feet. Surrounding uses consist of a bank to
the south (C4), I-story commercial uses to the north and west
(C4), and a I-story mUlti-family residence to the east (R2).
Zoning District:
C4
Land Use District:
Lincoln South
Parcel Area:
12,460 Sq. Ft.
PROPOSED PROJECT
The proposed project consists of the addition of 217 sq. ft. to
accommodate handicapped restrooms and storage area at the rear of
the existing Taco Bell restaurant and 46.5 sq. ft. at the south
side of the building to provide space for a drive-through window.
There is currently no drive-through service at the restaurant.
Section 9l17A5 of the Santa Monica Municipal Code stipulates that
drive-through restaurants may be permitted in a C4 zone only with
the granting of a Use Permit by the Zoning Administrator.
Ordinance 1321 requires that Development Review permits be filed
to permit additions to fast food establishments that are over 10%
of the existing floor area. This proposal would expand Taco Bell
by 21%. The restaurant will continue to operate with 42 seats
with a maximum of 8 employees at any single shift. Hours of
operation will remain 10:00 a.m. to midnight 7 days per week.
There are currently 20 parking spaces located on site. Three
parking spaces will be removed to accommodate the proposed
drive-through use. Access to the parking and the drive-through
will be available from both Lincoln and Lincoln Court alley.
Egress will be permitted only from the alley.
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MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed project is consistent with the Municipal Code and in
conformity with the General Plan as shown in Attachment A.
CEqA STATUS
Categorically Exempt, Class 1 (5) Santa Monica Guidelines for
Implementation.
FEES
This project is exempt from the Housing and Parks Mitigation
Program contained in the adopted Land Use and Circulation
Element.
ANALYSIS
As proposed the two additions will not involve the addition of
restaurant seats or an increase in the number of employees. The
new drive-through window is proposed to accommodate the large
percentage of customers who take out food and do not eat at the
restaurant. Walk-up service will continue to be available inside
the restaurant.
The drive-through will be located along the Lincoln Blvd.
frontage. The menu board speaker system will also be situated
near the Lincoln property line, approximately 95 ft. from the
residental neighborhood to the east across Lincoln Court alley.
Typically, a major concern for residents near drive-through
restaurants is the decibel level of the speaker system. The
applicant proposes to install a system which adjusts for the
ambient noise levels. Therefore, in the evening hours when there
is less automobile traffic the speaker sound level will be
reduced.
The parking provided exceeds the amount required by 1 space. The
parking plan has been reviewed and approved by the Parking and
Traffic Engineer.
Proposed hours of operation are from 10: 00 a.m. to midnight 7
days a week. In that these hours are less than the
Jack-In-The-Box at 2025 Lincoln, which operates its restaurant
from 7:00 a.m. to 2:00 a.m. and its drive-through 24 hours,
Planning staff recommends support of these hours as proposed.
Planning staff also recommends that trash receptacles be placed
throughout the proj ect in order to mitigate the potential for
litter from this proj ect encroaching into the adj acent
neighborhood.
CONCLUSION
Although a Use Permit will be required to permit the
drive-through use, as proposed the project meets the requirements
for parking, height and floor area ratio for the Lincoln South
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Land Use District and the C4 zone and therefore merits approval
as outlined in the findings and conditions below.
RECOMMENDATION
It is respectfully recommended that DR 376 be approved subject to
the following findings and conditions.
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 2 addi-
tions are single-story, combined are under 300 sq. ft. and
will not affect the existing restaurant capacity, hours of
operation or number of employees.
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 more than adequate parking is
provided and egress is limited to the alley.
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.
s. 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 Lincoln South District
as specified in the Land Use Element of the General Plan
and conform to the appropriate C4 standards contained in
the Zoning Ordinance.
SPECIAL CONDITIONS
1. Approval of this project shall be subject to the Zoning
Administrator granting a Use Permit to allow the drive-
through use.
2. The Architectural Review Board, in their review shall pay
particular attention to the project's scale and articula-
tion of design elements, exterior colors, textures,
materials, window treatment and landscaping. They should
also pay particular attention to the location of the trash
receptacles to insure that an adequate amount are situated
in various locations on site.
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3. The applicant must install a speaker system that adjusts
for the ambient noise levels.
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.
2. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall 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. 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. 9l27.J.l and Sec. 9129.F.7
(SMMC) .
6. Refuse areas, storage areas and mechanical equipment shall
be screened in accordance with Sec. 9127J.2-4 (SMMC). Re-
fuse areas shall be of a size adequate to meet on-site
need.
7. 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.
8. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings.
9. 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.
10. 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.
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11. This determination shall not become effective for a period
of twenty days from the date of determination or, if ap-
pealed, until a final determination is made on the appeal.
Prepared by: Amanda Schachter, Assistant Planner
AS:nh
PC/DR376
05/13/87
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ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
Category Municipal Code
Permitted Use C4: Highway
Commercial
District,
Drive-Through
and Take-Out
Restaurants
Permitted by
Use Permit
Height 6 stories/gO'
F.A.R. 3.3
Parking
Fast Food
Drive-through
Restaurants
1:100 sq. ft.
ratio; existing
1344 sq. ft. @
1:100 = 13
spaces; 291.5
sq. ft. addition
@ 1:100 sq. ft. =
3 spaces
Total Parking
Required: 16
Spaces
Land Use
Element
Lincoln North:
Service
commercial
2 stories/30'
1.0
Same as
Municipal Code
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Project
Drive-through
Addition to
Existing 42
Seat Restaurant
1 story/24,
.13
17 spaces
provided
(20 currently
existing)
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: DR 376
LOCATION: 2207 Lincoln Boulevard
APPLICANT: Taco Bell Corporation
REQUEST: To Permit the Addition of 263.5 Sq.Ft. to the
Existing 1362.5 Sq. Ft. Taco Bell Restaurant.
PLANNING COMMISSION ACTION
5/18/87
Date.
x
Approved based on the following findings and
subject to the conditions below.
Denied.
Other.
FINDINGS
1. The proposed facilities will create unwarranted hazards on
site in that the drive through lane will create vehicular and
pedestrian conflicts by blocking access to the handicapped
parking stall, and by endangering pedestrians who must cross
and/or walk along a narrow strip adjacent to the drive
through to reach the restrooms at the rear of the building.
2. The proposed ingress and egress plan will result in unneces-
sary traffic hazards in that the trash enclosure walls will
block the site lines of vehicles exiting the drive through
lane, vehicles exiting the drive through lane and the parking
lot will both utilize Lincoln Court to reach either Pacific
street or Pearl street creating a two-way traffic conflict in
the alley, and the 2 parking spaces located off the alley
will exit by backing into the alley, thereby backing into all
traffic exiting the drive through and parking lot.
VOTE
Ayes: Hecht, Lambert, Nelson, Perlman
Nays: Farivar
Abstain:
Absent: Burns, sullivan
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I hereby certify that this statement of
accurately reflects the final determination
Commission of the city of Santa Monica.
signature
print name and title
STDR376
AS:nh
OS/26/87
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Official Action
of the Planning
date