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SR-012285-12B . t !j(}'Z-Ot??-- /2-8 JA~ 2 2 \985 C/ED:PJS:CW:nh Counc1l Mtg: January 22, 1985 Santa Monica, California TO: Mayor and Cl.ty Councll FROM: City Staff SUBJECT: Appeal of DeClSlon of the Plannlng Commission Approving Condltlonal Use Permit 371 for a 130 Seat Restaurant at 3100 Maln Street (CM4), Appellant Counc~l Member J~m Conn. INTRODUCTION Councll Member Conn has appealed the decislon of the Planning CommiSSlon wh~ch attached a cond~ t~on requirlng a mlnlmum of 3,000 square feet of ground floor lease space ~n a previously approved m1xed-use proJect on Main Street between Marine and Navy Streets. The Plannlng ComrnlSS 10n conditl.on required that this area be des1gnated for "nelghborhood servlng" uses to compensate for antlClpated nelghborhood impacts related to the Slze and na- ture of the 130 seat restaurant to be located on a portl.on of the ground floor of the mixed-use proJect. Staff recommends that the Plannlng COmrnlsslon's declsion be modlfied by substltut~ng alter- natlve condltl.OnS developed by staff, the proJect appllcant and the Ocean Park Communl ty Organlzatlon (OPCD) 10 place of the 3,000 square foot requlrement imposed by the CommlSSlon. BACKGROUND On May 21, 1984, the Plannlng Commlsslon approved a 37,187 sq. ft. mlxed-use proJect 10 the 3100 block of Maln Street (DR 234), a slte WhlCh lncludes land both 1n Santa Monl.ca and the Cl.ty of Los Angeles. A Condltlonal Use Permlt (CUP) for a 130-seat res- taurant was part of the or1ginal submlttal on th1S proJect. The /2-8 _ 1 - JAR 2 2 i~(lJ CUP for the restaurant was deemed denled without preJudlce based on a lack of sufflcient lnformatlon necessary for proper reVlew. Background on the existlng slte condltlons and a general proJect descrlptlon may be found ln the May 21, 1984, staff report to the Planning Commission (Attachment A). Planning Cornmissl.on findings and condl t~ons for approval of the proJect ml.nus the restaurant are also attached (Attachment B). The mixed-use proJect has recel. ved concept approval from the Archl tectural Revlew Board (ARB) and a Coastal Permlt for the Santa Monlca portlon of the pro J ect. However there is an appeal of the flnal ARB approval pendlng Wh1Ch, if pursued, will be heard by the Plannlng Commis- sion. The appellant is ARB member Laurel Roennau, and the basis of her appeal is that the Sl t1ng of the 4 story portlon of the proJect may affect a narrow Vlew corrl.dor of the residents In the 300 Block of 4th Street. That appeal and the lssues surroundlng l.t are separate and distlnct from the subJect of thl.s appeal WhlCh deals only wlth the Condltlonal Use Permlt granted for the restaurant use of commercial space Wl thin the approved proJect. Therefore, even though the Council may be presented wlth testimo- ny regarding the conflguration of the mixed-use proJect, 1t l.S not Wl thln the purview of the Councl1 to conslder ~ssues other than those dlrectly related to the Condltional Use Permit for the 130 seat restaurant. Provosed Restaurant Pro~ect. The proposed restaurant would occupy the maJor portlon of a 4,736 sq. ft. ground floor lease space facing the southwest corner of Maln Street and Mar~ne Street. The publ~c dining and bar/lounge - 2 - area would occupy l,850 sq.ft.: the remalnlng area would be occu- pled by service and kltchen areas and a specl.alty grocery store. All restaurant and store constructlon would be wi thin the con- flnes of the approved bUlldlng. As proposed, the restaurant would be prlmarlly a sit down dlnner house run by the operators of the eXlstlng Famous Enterprise Fl.sh Company located two blocks to the north. There would be four seats for dlnlng for each seat 1.0 the bar/lounge waitl.ng area. The bar/lounge area wlll have the same hours of operatlon as the restaurant so that there is no separate bar actlvity. Attachment C contal.ns further lnformatlon about the proposed restaurant proJect. MunlC1pal Code, Interl.m Development and General Plan Conformance. Any restaurant of 50 or more seats ln the CM4 Distrlct requires approval of a Condltlonal Use Permit (CUP). The proposed res- taurant would brlng the total number of restaurants on the block (deflned ln the Zonlng Ordlnance as both sides of the street) to the allowable 11mlt of two. "Scratch" restaurant lS located op- pos1te the slte at 3105 Maln Street. In other respects, the restaurant proposal lS conSl.stent wlth the Munlclpal Code, the adopted Land Use Element, and the previously approved Development Revlew Permlt for the entlre mlxed-use proJect. Adequate parklng for the restaurant was planned for and approved as part of DR 234. Condl.t10ns of approval of DR 234 would apply - 3 - to the entlre project and the uses with~n It, lncludlng the res- taurant. A park~ng and trafflc management plan, lncorporatl.ng prOVl.S10nS for park1ng attendants and free or valldated parking for customers and employees, ~s required prior to lssuance of a Cert~flcate of Occupancy. Staff analysls on the restaurant CUP appllcatlon is contained in Attachment D. PLANNING COMMISSION ACTION On October 1, 1984 the Planning conunlssion conducted a public hearlng for a Conditlonal Use Permlt to operate a 130 seat res- taurant wlthin the approved m~xed-use proJect. The staff recom- mendation was for approval with condltions. In the course of the dlScuss~on a mewber of the conunission proposed that 50% of the rema2nl.ng retall space In the prevlously approved mixed use com- plex be designated for speclf~c nelghborhood servl.ng commercial uses (such as a hardware store, general grocery, dimestore, dry cleaner, laundromat) as a measure to offset lmpacts caused by the Slze of the restaurant on the ne~ghborhood. The appllcant's rep- resentat2ve lndl.cated that the appllcant would be wllling to tar- get leasing efforts to those uses but could not guarantee that such tenants would be secured. The Cornm2SSlon voted to continue the publlc hearlng to October l5 In order to give the applicants, who are the restaurant operators, and the2r partners, the m2xed- use proJect developers, an opportunity to respond to the proposed cond2tlons. Prlor to the meet~ng on October 15, the restaurant appll.cants, the mlxed-use proJect developers and members of the Maln Street Committee of opec met and reached a tentat2ve agreement which was - 4 - then presented to the Planning COrnml.SSlon. The agreement con- talned the followlng prOVl.Slons. o That a leaslng agent be hired by Llberty Fl.sh (the appllcant) wlth the approval of the Maln Street Cornmlttee of OPCO. o That the leasing agent be dlrected by Llberty Fish to work wlth the Main Street Commlttee of OPCO to actlvely sollclt nelghborhood-servlng comrnercl.al uses to lease space In the mlxed use proJect. o These nelghborhood serv~ng commerClal uses would be deter- mlned by the Main Street cornml t tee of OPCO. The leas ing agent would be directed to: a) assess the demand for partlcu- lar speclfl.ed serVl.ces wlthin the adJacent neighborhoodi b) survey eXlstlng avallable eXlstl.ng commercl.al space and rent- al rates on Maln Street; and c) draw concluS1ons about the potentlal for attractlng and retalnl.ng nelghborhood servlng uses. o The leaslng agent would be hlred from 9/1/85 to 3/31/86 wlth a budget for salary and advertising not to exceed $10,000. The leaslng agent would be dlrected to lease up to 4,500 sq. ft. maXlmum, half of WhlCh would be courtyard frontage, and half on Ma~n Street. o The average rental rate would not be lower than the lesser of a) $2.00 per square foot per month, tn.ple net (utllltles, taxes, insurance) or b) the average rental rate per square foot for all other non-restaurant retal1 space ln the same proJect. o The leases would be for a term of 5 years mlnlmum wlth annual lnLreases to match l.ncreases ln the Consumer Prl.ce Index. A five year renewal option would be ava~lable. After lengthy dlScussion, the Plannlng Comrnlss10n approved the Condltlonal Use Permit, but rather than lncorporatlng the agree- ment reached between the proJect proponents and OPCO representa- tl.ves, requlred that 3,000 sq. ft. of ground floor lease space be deslgnated for neighborhood servlng uses for the Ilfe of the Con- ditlonal Use Permlt, that the OPCO Maln Street Commlttee prepare a list of preferred nelghborhood serving commercial uses and that flnal approval of uses for that deslgnated space be glven by the Dl.rector of Planning. The actual wording of the Condition (#1) - 5 - and the f~ndlngs leadlng to the dec~s~on are conta~ned ln Attach- ment E. ANALYSIS The bas~s for the appeal filed by Counc~l Member Conn lS three- fold. Flrst, the requlrement to designate 3,000 sq. ft. of leasable area for neighborhood serving commercl.al uses came too late in the process, after all the necessary approvals for the mlxed-use proJect had been granted and the appeal perlods ex- plred. Plannlng staff concurs and does not support the concept of applYlng such a restr~ct~on on the larger project and so ad- vised the Comrrllssion at its hearing on the restaurant appllca- tlon. Staff recommends that the CUP for the restaurant be evaluated in the same context as would a potentlal lessee of an existlng structure ln that the mlxed-use complex has already com- pleted the permlttlng process. It has been approved by the Plan- n1ng Commisslon, has received a Negative Declaratlon determina- tlon and has been granted Coastal permlts. Staff does support the concept of encouraging the developers of the proJect to tar- get thel.r leaslng efforts toward neighborhood-servlng uses and further supports the lntent of the agreement negotiated between OPCO and the project developers. The second baS1S for the appeal 15 that the Plannlng CommlSS10n requlrement dl.d not take lnto account the agreement reached after several weeks of negotlatlons between the developer and the com- munlty, and that the Planning Commission requirement may In fact be lnfeaslble. Plannlng staff concurs that the origl.nal agree- ment may provlde a better opportunl.ty to attract the speclflc - 6 - type of use and nature of operat1on most desl.red by the commun~- ty, rather than the absolute requlrement of 3,000 sq. ft. of per- haps "borderll.ne" neighborhood-servlng uses. Under the nego- t~ated proposal the developer could offer rates of $l.50 or $1.OO per sq. ft. tr1.ple net for, say, 2,000 sq. ft. of "morn & pop gro- cery" or pharmacy to be offset by $2.50 to $3.00 per sq.ft. tri- ple net for 1,000 sq. ft. of specialty retall. The thlrd concern ralsed by Counc1l Member Conn 1.5 that the Dl- rector of Plannlng should not determ~ne the acceptlbl.l1ty of the uses proposed for thls building. The adopted Land Use Element provides an lllustratlve 11St of nelghborhood commercial uses and the Munlclpal Code provldes further gUldance ln the 11st of per- mltted uses for the Maln Street commerCl.al area. Until the Zonlng Code is revlsed, these guidell.nes must sufflce. In hlS appeal Counc1.l Member Conn requested that the proJect pro- ponents and nelghborhood representat1.ves present to the Council a framework of an agreement, acceptable to staff, ln place of the Plannl.ng Comrn~sslonls condition. Meetl.ngs are stlll in progress to sh'\pe that agreement. OPCO representatl ves and the proJect proponents wlll develop a wr~tten agreement WhlCh staff will for- ward to Councll members pr~or to the appeal publlc hearing. CITY COUNCIL AUTHORITY Under the provls1ons of Santa Monlca MUnlC1.pal Code Sect10n 9148c the Councl.l may afflrm, reverse or mod~fy a determlnatlon of the Plannlng Comro~ssion regardlng a Condltlonal Use Permit (CUP) and - 7 - the Councll' s deC1Sl.On shall be flnal. In approvlng a CUP the Plannlng COmml.SS10n, or Councl1 on appeal, must flnd: 1. The proposed use and lts locatlon are in accordance wlth good zonlng practlce, In the publlC lnterest and necessary ln or- der that substantlal just~ce be done. 2. That the proposed use is conpatlble wlth eXlstlng and poten- tlal uses Wl thln the general area, that trafflc or parking congestion will not result, that the publlC health, safety and general welfare are protected and that no harm to adJa- cent propertles wlll result. The Cornmlsslon, or Councll on appeal, may attach condltlons of approval deemed necessary to protect the publlC health, safety and general welfare, secure the obJectl.ves of the Master Plan, and assure that the development will be ln accordance with the intent of the Comprehensive Land Use Ordl.nance (Zonlng Code). BUDGET/FISCAL IMPACT There wll1 be no budget or fl.scal lmpact resulting from thlS appeal. RECOMMENDATION Plannlng staff respectfully recommends that the Council conduct a publlC hear~ng on the subJect appeal, grant the appeal and modlfy the declslon of the Plannlng Commlssion to delete the requl.rement for 3,000 sq. ft. of space for nel.ghborhood-serving uses taklng into account any proposals presented by the proJect appllcant and OPCO whlch may be presented durlng the appeal public hearlng, and direct staff to prepare flndlngs and conditlons for adoptlon at a subsequent Councll meetlng. Prepar~d by: Paul J. Sllvern, D~rector of Plannlng Carol Waldrop, Manager, Planning and Zonlng D1Vls~on - 8 - Attachments: A. May 21, 1984 Staff Report to Plannlng CommlSS10n DeSCrlbl.ng Mlxed-Use ProJect. B. Adopted Flndings and Condltlons for Mlxed-Use Project. C. CUP Appllcat~on Mater1als for 130 Seat Restaurant. D. October 1, 1984 Staff Report to Planning COmml.SS10n on Restaurant CUP Appllcation. E. Plannlng Commission's Fl.ndings and Cond1t10ns. - 9 - ATTACH~1ENT A ::~y ?::';'''':;:7:::G --=,,~::. =....,,~"':"......,.... --- ---~-_..........-,... 713 c:-:y 0:: 3ri::~;'_ ~!~~~r:::c~ ~ 2 ~ 0 a ~ ~ J ~ ~ =.,;-=-.:':::: . l1ay 21, 1984 ~o: The Honorable Plannlng COffimlSSlOn =~c~: Paul Sllvern, Actlng Plannlng Director S~3~~C7: DR 234, CUP 367, Z.A. 4725-Y, EIA 750-B (amended), 3100 Hain Street, CH4 f 1-1lxed Use ProJect, Liberty F~sh/Grand F~erlcan. Slli~~ary. ThlS is an application for a 37,187 sg.ft. mixed use ?rO]2ct on a vacant 32,134 sq.ft. slte situated partially ln the C~4 Dlstr1ct of the C1ty of Santa Mon1ca and partially ln the Clty of Los Angeles. The proJect as a whole requ1res a develop~ent reVlew permit, a condltl.Onal use permit for a 130 seat restaurant and a he1ght variance for the roof peaks on one bUllding. An in1t1al study and an intent to issue a negatlve declaration have been approprlately f1led and noticed, wlth the public COTh~ent perlod scheduled to end prlor to thlS hearlng. Staff reco~endatlon lS for approval of the negative declaration and approval of the ?roject w1th condltlons. Exis~lng Conditio~s. The project slte conslsts of a vacant 32,13~ sq.ft. parcel OCCU?Ylng all but a s~all portlon of the south\~st corner of the Clty block bounded by Xain Street on the east, :Javy Street on the south, Ne1lson Way on the west, and Marlne Street on the north. The southern 14,616 sq. ft. of the Slte is in the City of Los Pngeles and the northern 17,518 sq.ft. of the s~te is In the Clty of Santa Monlca. A 2,000 sq. ft. two-story apartment bUlld1ng occupies the south- west corner of the block 1n the C~ty of Los Angeles. T~e 52te, also wlthln the Coastal Zone, 1S approxlmately one block fro~ the beach in a prinar1ly bUllt out area. Surround1ng land uses include both multifaml.ly resldent1al and co~~erc2al uses. To the west across UeJ.lson ~';ay are large multifamily resldentlal structures w1th he~ghts o~ 47 and 72 feet. Across Narine Street to the north 1-S Cl1ar:ners ~'larket and an u:llmproved park1ng area. Commerclal uses are located across ~la~n Street to the east. Pr090sed Project. Proposed 15 the construction of a 37,187 sq. ft. ffilxed use proJect. Two naln bu~ldl.ngs and s~aller retail kiosks ~ ... / \ ( DR 234 -2- would be located over a two level subterranean park~ng garage. Retall, restaurant and offlce uses would predo~inate, w~th two small resldent~a1 UDlts lncorpora~ed lnto one of the buildings. The following chart shows a breakdown of proposed uses by c~ty: Square Footage, Los Ange,les Santa Honl.ca Total Retallj 5,547 8,331 13,878 Restaurant Office 7,728 14,057 21,785 Resldential 0 1,524 (2 units) 1, 524 Total 13,275 23,912 37,187 The larger bUl.ldl.ng, on the Maln Street slde of the slte, would vary from 3 to 4 stories In hel.ght, with a maximum height of 52' above average natural grade. Retall and restaurant uses would occupy the ground floor, wlth offl.ces on the second, third and fourth floors. up to 4,949 sq. ft. of floor area would be reserved for restaurant use. ThlS bUl.lding would be set back 9' to 18' from the Main Street property ll.ne and I' to 2' from both the Marlne Street and Xavy Street property lines. The smaller two story "annex" bUlldlng would sit in the northwest corner of the s~te, set back 9' from the Nel.lson Way property 11ne and O' to 2' from the Marine Street property line. Retail stores would occupy the first floor, wh~le office and resident~al uses of equal floor area would OCCU?Y the second floor. Two 762 sq.ft. apartments would be provided on this floor. One story retail "klosks" would be located along Main Street in the Los Angeles portion of the c~~e and in the central courtyard area. 156 parking spaces are proposed, 15 in a surface lot accessed from Navy Street and 141 in a two level subterranean garage accessed from Marine Street. 34 of the spaces are sho~~ as tandem spaces ln the subterranean garage. Project design lncorporates a 71 dedicatlon for future widening of Navy Street and an 8' dedlcation on Marlne Street. ~~ .. * ~ "f ( / DR 234 -3- MunlCloal Code, Interl~ Developnent and General Plan Confor~ance. As the~follow~~g table illUStrates, t~e proJect confor~s to the Mun1clpal Code, Resolution 6385 and the Draft Land Use Element (as approved by the Plannlng COIT~iSslon) wlth the exceptlon of bUlldlng helght. A portion of the MalD Street bUlldlng exceeds the CM4 47' height Ilmit by 51; and requlres approval of a varlance for helght. Also, the incluslon of a restaurant over 50 seats requlres a condltiona1 use permlt per Sec. 9119B.4 (S~1HC). A condit1onal use permlt appllcatlon has been filed for a 130 seat restaurant. C}.14 Standards ProJect {Santa t-10r..lC a por"t.lQn 2.. Setbacks Front (Haln St. ) 525 sq. ft. per story Side 01 Front (~e.:...lson Way) 525 sq. ft. per story MaX.liIlUTI1 Helght 47' }laximUITl Storles 4 1,141 sq. ft. ~er sto~' o · 1,123 sq. ft. per story 52' (roof peak on portion of bUllding) 4 Maxim~m Floor Area 2.5 (per Draft Land 1.37 Ratlo Use Element) 3.3 (C!-14 IJ.mi t) The proJect requlres 143 parkJ.ng spaces based on a parking analys~s for the ent~re proJect using each jurlsdiction's parking standards for thelr respective portions of the project. As noted above, 156 spaces are proposed. Pedestr1an orlentation J.5 provl.ded along the Maln Street frontage through a combl.natl.on of retail shops and kiosks, a restaurant, entry plaza areas and the clear potent~a1 to offer a large amount of pedestrian serving amenitiss such as street fUrn~ture and landscaping. Fees. Th~s proJect is subject to a 9% development fee, reduced by a percentage to be determlned at time of flna1 plan check by the P1annlng and Zoning Dlvision based on the final nlli~ber of development credits per Section 16 of Resolution 6385. CEQA Status. ~~ ~nitial study has been prepared and approval of a negatlve dec:arat1on lS reco~~ended (see attachments). The public review ~eriod for the in~tlal study terminates at 5:00 P.M., May 21, 1984. As of the preparation of this report, no public co~ments had been received. Any com~ents received prlor to the deadline will be presented to the COIDmlSS10n and incorporated into the flnal inltlal study prJ.or to the hearlng. The City of Los i\ngeles has des1gnated the Clty of Santa Hon1.ca as the lead agency for environmental review, wlth Santa Monica1s envlronrnental determlnatlon to apply to the entlre proJect. -i { DR 234 . -~- Ana~YS1S. The presently vacant s~~e lS proposed ~or develop~ent as a ~lxed use ?roJec~ contalr.l~g uses ?er~~t~ed l~ the ~unlclpal Code and Resolutlon 6383. The proJect's proposed Slze, bulk and s~tlng are cons~stent w~th CM4 standards, w~th the exceptlon of helght. Tne CX4 Dis~r1ct allows a maXlffium nUllding helght of 47'. The fourth floor of the ~al.n Street bUlld~ng reaches 52' In he~ght at lts hlghest pOlnt. The lmpact of thlS on the nearby area would be ffiltlgated by the use of p~tched roofs and fourth floor setbacks of 17' from the Maln Street property Ilne and 10' from the Marlne Street property Ilne. The F.A.R. of 1.37 15 well below the F.A.R. Ilm~t of 2.5 recommended ln the Plannlng Cornmisslon approved Draft Land Use Element and less than half the 3.3 ?errut~ed in the f1ain St. Speclal Cormerclal Dlstr~ct Ordinance. Whlle the houslng impact qUldellnes contalned in ?esolutlon 6385 do not directly apply to projects on Maln Street, it can be assuned that the standards of one resldential unit per 5,000 s~.ft. of offlce develo?ment provlde5 a gUldeline for the nur.~er of units needed to adequately offset increased demand for houslng in the community. This proJect contains, 21,785 sq. ft. of offlce area (14,057 sq. ft. In Santa Monica) and thus would requlre four res~dentlal unlts to offset increased hous~ng demand, based on the above approach, instead of the two hou5lng unlts proposed. Staff recommends that two additional hous~ng units be supplied on site. A trafflC L~pact study was ?repared by the consult~ng flrn of Mahle, Grover and Associates speclf~cally for thl.s proJect and wlthln the con~ext of other proposed development in the area. Because another development proJect is pro?osed diagonally to the northeast across Ma~n Street, the potential cumulative ~mpacts of both projects were studied. The study concludes that there would not be any sign1flcant traffic and parking impacts due to the proposed development. The City of Santa Monl.ca Traffic Engineer has approved the methodology of the study and concurs w~th its conclusions. 156 total parklng spaces would be prov~eed on site, exceed ins the 143 spaces required per applicable standards. Of the 156 total, 34 attended tandem spaces would be included in the proJect; 13 of these would serve as a demand buffer for any peak demand in excess of the 143 requlred spaces. In addltlon, the mix of uses ln the proJect should spread out peak parklng demand perlods and result ln a more efficlent use of avallable parking. For example, parklng de~ands of the restaurant would 11.kely peak In the evenlng after ~ost offlce users had left the bu~ldlng. Because parklr.g and traffic are concerns Citywide and especially in the l1ain St:eet area, addlt~onal measures are reconmended. These measures in~luce that the developer provlde bus tokens at a 50% discount to employees USlng the structure, provide for partlclpatlon In Cal Trans Rlce Sharlng Program, provide prlority parklng for van pool and car pool parklng, lnc1ude space for bike ~ '~ ~- < I " { D9.. 234 -....- -' racks on s~te, p~ov~de park~ng free or t~roush val~datlon to customers and eTIployees of b~lld~~g tenants, and reL~burse the Clty for revenue lost ~f par~l~g meters are removed as a result of the proJect. The conceptual deslgn approach tcken by thlS project lS compatlble with and respectful of the Maln Street area. However, to assure an approprlate fi~al des~gnf It 15 reco~~ended that the Archltectural ReVlew Board look carefully at the proJect's pedestrlan orientatlon and a~enltles, scale and artlculatlon of deslgn elements, colors, textures, materlals, wl.naow trea~~ent and glazlng, and landscapl.ng. RecoQffiendation. It is respectfully reco~~ended that a negatlve declaratlon be approved and that DR 234, CUP 367, and Z.A. 4725-Y be approved wlth the followlng findlngs and conditions: Development ReVlew Flndings. 1. The development lS COn51ste~t wlth the findings and purpose of Ordinance 1251 as further set forth beloww 2. The proposed plans comply wlth eXlstlng regulatlons contalned in the Munlclpal Code partlcularly the Maln Street Speclal CCTh~erclal Dlstrlct Ordlnance. 3. The eXlsting and/or proposed rlghts-of-way for both pedestrian and autoMob~le trafflc wlll ~e adequate to acco~~odate the anticlpated results of the pro?osed development including off- street parklng faCllitles and access thereto ln that a detalled parklng and trafflc plan, endorsed by the City Parking and Traffic Engineer, found that the proJect would not have any slgniflcant parking or traffic l.mpacts. 4. The eXlsting and/or proposed publlc and/or private health and safety facllities (lncludl~g, but not lirnlted to, sanitatlon, sewers, storm drains, fire protectlon devices, protectlve serVlces, and public utlllties) will be adequate to acco~odate ~ne antl.cipated results of the proposed development. 5. The proposed development will not preJudlce the ability of the City to adopt a revised land use element in that it lS ln substantlal compll.ance wlth Resolution 6385 and the Planni~g Co~mlssion approved Draft Land Use Element. Co~dltional Use Fe~.it Findings. (for restaurant only) 1. The proposEd restaurant and lts location are In accordance wlth good zoning practice, ln the public interest and ~ It': -~ '1l f { DR 234 -'.)- ~ecessary that su~stan~~al Jus~~ce be do~e In that the restaurant 1S i~ scale wlth the overall p~oJect and co:npat~ble wlth the ~ntent and purpose of the l1aln Street Speclal Commerclal Dlstrlct Ord~nance. 2. The proposed restaurant lS co~patible wlth eXls~lng and potential uses within the general area, traffic or parklng c0n~estlon wlll not result, the publlC health, safety and general welfare are protected and no harm to adJacent propertles wlll result in that the restaurant is well lntegrated into the overall proJect and lS served by adequate on slte parklng. Variance Flndlng. (bullding height) 1. T~e granting of a variance is essential or deslreable to the publlC convenience or welfare and not 1n conflict wlth the General Plan, and will not be rnater~ally detr~mental or lnJurious to the property or improvements in the lllli~ediate nelghborhood ln that the heig~t varlance of five feet 15 well set~ack from the perimeter of the Slte and wl11 not negatively affect adJacent propertles. Conc.itions. 1. Plans for fl.~al deslgn, landscaplng, screenlng, trash enclosures, and s~g~age shall be subJect to reVlew and aDoroval bv the Ar=hltectural ReVlew Board. The Archltectural R~~lew Board, In thelr reVlew, shall pay partlcular attentlon to the proJect's pedestrlan or~entation and pedestrian amenitles; scale and articula~ion of deslgn elements; exterlor colors, textures and materlals; wlndow treatment; glazlng; and landscaping. 2. M~nor amendments to the plans including posslble changes requlred by the City of Los Angeles shall be subJect to ap?roval by the Director of Plannlnq. Ar. lncrease of more than 10% of the square footage or a slgnlf1cant change in the approved concept shall be subJect to Plannlng Cornmlsslon ReVlew. Constructlon shall be in substantlal conformance wlth the plans submltted or as nodlfied by the Plannlng Coa~lsslon, Architectural ReVlew Board or Director of Planning. 3. ~he rlghts granted hereln shall be effective only when exercised ~;l~h~n a period of one year from the effective date of ap?~oval. Upon the wrltten reruest of the applicant, the Dlrector of Plannlng may extend th~s per~od up to an add~tional SlX months. i< ..P(o .~i: .i ::1 ( DR 234 -7- 4. T~e appl~cant shall conply w~th all legal requ~rements regardl.ng provlslons for the Glsablec, lncludl~g those set forth ln the Callfornla A~\lnlstra~lve Code, Tltle 24, Part 2. 5. 7~e parklng lot shall be striped, screened and landscaped In confo~ance w~th Sec. 9127.J.l and Sec. 9129.F.7 (S~L~C). Flnal parklng let layout and specif~cations shall be subJect to the reVlew and approval of the Parklng and TrafflC Englneer. 6. Refuse areas, storage area and mechanlcal equlpment shall be screened in accordance with Sec. 9127J.2-4 (S~~C). Refuse areas shall be of a Slze adequate to meet on-s~te need. 7. The operation shall at all tlmes be conducted In a manner not detrlmental to surroundlng propertles or residents by reason of llghts, noise, actlvitles, parklng or other actions. 8. Cpenable wl.ndows shall be provlded throughout the project, In a manner consistent with appl1cable bUlldlng code and energy conservation requlrements. 9. ~at~ral 11.ght shall be provlded lTI at least one bathroo~ ln each dwelllng unlt. 10. Street trees shall be relocated or provlded as required in a manner conSl.stent wlth the Cl.ty's Tree Code (Ord. 1242 CCS}, per the specifications of the Department of Recreat~on and Parks and the Department of General Servlces. No street tree shall be removed without the approval of the DeparD~ent of Recreation and Parks. 11. Street and/or alley llghtlng shall be provlded on public rights-of-way ~JJacent to the proJect lf and as needed per the spec~fications and wl.th the approval of the Department of General Servlces. 12. Ground floor street frontage uses s~all be limited to pu~l~c ~nvlted uses as deflned in Sectlon 9119B.4a (S~L~C) . 13. A parklng and traffic nanageme~t plan shall be prepared by the appllcant and submltted for approval by the Parklng and Traffl.c Eilglneer prlor to lssuance of a certiflcate of occupancy. The plan shall lncorporate the followlng features: a. On site parklng at no dlrect cost, but through valldation if des1red, to all proJect tenants, customers, visltors and e~ployees. . ~ . ~ ~ J iJR 234 -8- b. Bus toke~s d~scount. made aVa~lable to eM?lcyees at ~ 50% c. Employee partlclpatlon lD the Cal ~rans Slde Sharing progra.'ll. d. Prlor~ty park~ng for van pools and car ?ools. e. Re~nbursement to the C~ty of Santa Mon~ca for Clty revenue lost If parklng meters are removed as a result of the proJect. f. Bike racks located on slte. 14. Four residential units shall be Drovided on slte throuah the converS1on to resldentlal units of the two office u~its adJacent to the two prcposed reslde~tial unlts on the second floor of the "annex" bUl1dJ..ng. Fee Condltion. 1. Under Resolution N~~ber 6385 {CCS}, a develop~ent fee of 9% (as reduced by a percentage to be determlned based on the flnal number of development credlts earned) would be required in connection wlth the ap?roval of thlS proJect. The City of Santa Monlca lS currently enJoined from enforcing the provlslons of such resolutlon relatlr.g to fees. If the City of santa ~onlca preva~ls In the case of United Brot~erhood of Carpenters a~d J~lnders of k~erlcar et al. v. Clty of Santa ~onlca et al.-, Los Angeles Superlor Court, Case ~umber ~~c 069227 such fee (or any lesser fee requlred by any subsequently adopted ord~nance) shall be due and payable wlthln 90 days of the date that Clty of Santa Mon~ca lS no longer subject to such lnJ~~ctlon. Prepared by: Rlchard Mills IDl : nn ~ ,:j ..... -t J ~ ~TACHJvl.ENT B ~- C- STA'IE!lE:~~ OF O?FICr.;L ACTION ??OJ:':C:'. NU!mE~: DR 234, Z.A. 4725-Y LOCA~IO~: 3100 '~~n Street A?PLI~~~T: ~~berty F~s~ REQGEST: t1~xed ~se ProJect, Ee!.ght Var1ance PLA:mn~G COH~1:::SSI01~ .~c':':::o~ 5/21/84 DATE X Approved based on the follow1ng f1ndlngs and subJect to the cono!.t1ons below DenJ.ed Other FI:fDI)lGS: 1. The development 1.S cons1.stent w1th the flnd1ngs and purpose of Ordlnance 1251 as =urthe= set forth below. 2. The proposed plans comply wlth eX1st1.ng regulat1.ons conta1ned !.n the Mun1c!.Dal Code part!.cularly the ~a1n Street SpecJ.al Co~~erC1.al D1.strJ.ct Ord!.nance. 3. T~e eX1st1ng and/or proposed r!.ghts-of-way for both pedestrian ar.d autonob1le traff1C w1.ll be adequate to acco~odate the ant!.cJ.pated results of the pro?osed developilient 1nclud1ng off- street park!.ng faCl11t1es and access thereto !.n that a deta1.led park1ng and traff1c plan, endorsed by the Clty Parking and Traff~c Eng!.neer, found that the proJect would not have any s~gn1f1cant park~ng or traff~c 1ropacts. 4. T~e eX1st1.ng and/or proposed publ1.c and/or pr~vate health and safety faC111t~es (1nclua~ng, but not l~~ted to, san1tat1on, sewers, starn dra!.ns, f1re protect~on dev~ces, protect1ve serv~ces, and pub11c utl1~t1es) w~ll be adequate to acccn~odate the antlc!.pated results of the proposed development. t 5. The proposed developnent ~~ll not preJ~dlce the ab1.l~ty of the Clty ~o adopt a revlsec land use element In that 1.t 1S 1.n substant1.al co~pl!.ance ~~th Resolu~lon 6385 and the P1annlng CC~lss!.on approved Draft Land Use Element. Va=~a~ce F1ndlnq. (bu1ldlng heJ.ght) 1. The grant~ng of a var1.ance is essentlal or des1reable to the pub11c conven1ence or welfare and not ~n confl~ct w1th the General Plan, and w1.ll not be mater!.ally detrl~ental or lnJurlOUS to the property or !.mprovements 1n the ~~ed!.ate ne1g~ba=hood !.n that the height var1ance of flve feet 1S well setba~k fron the perL~eter of the s1te and will not negat1vely affect adJacent prapert1.es. Cond1t1ons. EiIIa.- 1. Plans for f!.nal desJ.gn, lar.dscap1ng, screen1ng, trash e~closures, and s1gr.age shall be subJect to reV1ew and approval by the Arch~tectural Rev1ew Board. The Arch~tectural Rev1ew Board, ~n the~r rev1ew, shall pay part1.cular attent10n to the proJect's pedestrlan or1entat!.on and pedestrian arren1tiesi scale and articulation of des1gn elementsi exter10r colors, textures and ~ater1als: w~r.dow treaL~ent: 91azing: and landscap~ng. r'=:3 r - 2 - ( 2. ~inor a~en~Tents to t~e plans ir.cluding possLble changes re~~ired by the Clty of Los Angeles shall be s~bJect to a":J~;"o"al bv ';;he Dlrector of Plamur.g _ An L"lCreaSe of Oio.::e t~~~ 10% of t~e square footage 0':: a s~gnifLcant change ~n . ~~e a??roved concept shal~ be sU~Jec~ to ?lann1~g CO~~lss~on ~ev~ew. Const=uctio~ shall be l~ substaptlal con~o=~ance ~~~h the ~la,5 5ubTltted Dr as ~odl~led by tne Plannl-g CC~~lSS10~, Archltectu.::al Rev~ew ooa.::d cr DLrector of ?la,-nLng. 3. ~:e rl~~ts ~ra~ted herel~ shall ~e e=:ect~ve o~ly ~heJ ex~rcJ.sed v.~~hl.n a ner~od of cne +.;ear =::-cn the effec't.':""...-e da~e of apr~cval. Upon the wr~~ten re~uest of ';;pe appllcant, ,~e Director 0= Plan~~~g lay extend thlS period t? to a~ add~tlonal s~x ~c~ths. 4. The ap?llcant s~all cc~?ly W1~,- all legal regulraTents reaard~na ~rov~s~o~s for ~~e d~sabled, 1nclcdl~~ t~ose set forth in the Cal~forn1a A6~1~~strat1ve Code; T1~le 24, Part 2. 5. The pa~k1~g lot shall be s';;r1?eC, screened and landscaped ~~ co~=orT-ance wlth Sec. 9l27.J 1 and Sec. 9129.F.7 (S:~lC). Fl~al ?ar~lng lot layo~t a~d spec~=lcatlons shall be s~b~ec~ to the reVlew a~d approval of the Parklng and Traff1c Er.glneer. 6. Refuse areas, storage area a~c r.ec~anical equl~~ent shall be screened In accordance with Sec. 9l27J.2-4 (SI~1C). Re=use areas shall be of a Slze adequate to ~eet on-s1te need. 7. The o~eratlon shall at all t1mes be conducted 1n a manner not detrl~ental to surroundlng propertles or reSlcents by reason of llghts, nOlse, actlvltles, park1ng or other actlo~s. 8. Cpe~able ~lndows s~all be provlded throughout the proJect, 1n a ~anner conslstent wlth appl1cable bUlldlng code and e~ergy ccnservatlc~ re~ulrements. 9. ~at~ra1 llght shall ~e prov~ded 1n at least one bathroom Ln each dwell~ng un~t. 10. Street trees shall be relocated or prov1ded as requ1red ~n a ~anner cons~stent w~th the C~tY'5 Tree Code (Ord. 1242 CCS), per the 5?ecl=~catlons of the Department of Rec~eat~on and Parks and ~~e Depart~ent of General ServLces. No street tree shall be removed w~thout the approval of the DepartToent of Recreatlon and Park~_ 11. Street and/or alley 11ghtl~g s~all be provlded on pub~~c rl~~t5-of-way adJace~t ~c the pr03ect 1= and as needed 1 per the s?ec1flcatlo~s a~d Wl~~ the approval of the ~epart~ent of General Serv~ces. 12. Grou,j =loor street f.::onta~e ~5es shall ~e lln1ted to F~b~lC lnvlted uses as defl,"ed ~~ Sect~on 9119g.~a (S':"~C) . 13. A ~ar~lng and trafflC .a~age~e~t plan shall be prepared by ';;~~ ap?l~~~nt and s~b,ltteG =cr approval by the Parklng and :'rafflc :::.Igl~eer pr10r t:c 1.5SUanCe of a certl-flcate of occ~?a~cy. The p:an sha:l lncor~orate ~~e followlng features. 3. On Slt:e carklr.a at ,0 d~rec valldatl~n ~f deslree, to 3 c~sto~erSr v~s~tors a~G e~= ccs~, tut through 1 ?ro:ec~ ~e~a~ts, oyees ~r ~ ( ~ - 3 - ( b. Bus ~c\ens d~scc"J.nt. made ava~lable to ~,ployees at a 50% c. E~ployee part~c~pat~o~ ~n the Cal ~~ans R~de Shar~ng Progra."ll. a. Pr~or~ty park~ng for van pools and car pools. e. Re~~~urse~ent to the C~ty of Santa ~on~ca for C~ty revenue lost ~f park~r.g ~eters are reToved as a result of t!1e prOJect. f. B~ke racks located on s~te. g. Park1ng attendents on du_, dur1ng all bus1ness ~ours. 14. Four res~dent1al ~n1tS shall be prov1ded on s1te t;rough the converS10n to res1dep.t1al un~ts of the two off1ce un1ts adJacent to the two proposed res1dent1al un1ts on the second floor of the "annex" bl,uld~ng. 15. ~easures shall be taken to conta1n odors that ID1ght e~anate from any restaurant(s}. Fee CC"d1t~on. 1. Under Resolut~on N~ber 6385 (CCS), a development fee of 9% (as red~ced by a percentage to be detern1ned based on the f1nal number of developnent cred~ts earr.ed} would be requ1red 1n connect1on W1t~ the approval of th15 proJect. The C~ty of Santa ~on~ca ~s currently enJo1ned fr~ enforc~ng the provlslons of such re501~t~cn relatl~g to fees. If the Cl~Y of santa MDn~ca preva11s ~n the case of Unlted Brot~erhood of Caroe.ters a~d J01nders c~ ~~e=1ca, et al. v. CltV of Santa ~o~~ca et al., Los ~~seles Super~or Court, Case ~urr~er hLC 069227 such fee (or any lesser fee requ~red by any. subsequently adopted ord~nance) s~all be due and payable wlt~1n 90 days of the date that C1ty of San~a ~on~~a 15 no longer subJect to such In]~~ct1on. '. Co -l) ') , 71/ Date s~~ ~ /51 Cha1rperson .. ~ ATTACH:1ENT C --- - ( , ... ( 6ft o-~ 0x- z.~4 ): b-"1 \4bb ZONING APPLICATION FOR CONDITIONAL USE PERMIT 7{) T~:::: Z::::l~:~':G ~'='_:;~./I:.. TS....PA ....c:f T,e undE?Tslqyaeci. R & ~ ~arcr.ershlp '~rlrt ....f:Jrre ci O-wndr U.!I-!i8f!;:::r ~:..::r~"::::.!io2'-i :"'eTe::::y re~2:;:ls l'-:::. ~r~u ~pr.::...re .:-e . ~.::x:::ho'" .::.;': .-'1.S' ~o::~""n.rg 1.:se- 130 seat RestaurantjLoun;e .S;;:~.iy :v-~ c.l I,;"!.'O!} 0.... ~...::;::::8'Tty SFu::::~ed C[ 3100 block ~a1n St. :S+.ee' A:idroi;'Ss) i::ehvae- ~"erl ne ':':'.r::al"'U;::lI ~- =rd C1ty Boundary Ax.~ 2IMii Ex:::::::~ !..g~::::i I::esC'"'ct-c~ rl~.t B'~ck -::ri Tract) ~i .s:rd. t:r::r::er1y b6-1n,g See Exhlb1t '~' Attatched :::es:::"'b~ ':;-"-5;."v f~e h..--:::~ "j= l;.~E- cr-i ~m-;::-o~rerr::;~~s ~"':::c:::;s-sd TrlS Jermlt 's for the lnterlor constrUC:1on of a 130 seat Restaurant/Lou~ge. The restaurant shall be pr1narlly a s1t down dTnner house The restaurant to lounge ratTo shall be 4 1 2 Desc~d::-e "-':Jw thQ -;::-::",:-i:OSed t:.~e-i. :=-i ~m~-:J.:e~en,.s o"'e l~ be d€s~qr~ c..""ld c..r:::....ged to h.\ !....IO ~.....e de'.rei':'8rre..,~ of c:::::=::e-o--;~ ~-=~en.... :::"':::1 "'le'q"~:Il::,";::";""c-o-i The use con~orns to the ~aTn St Zon1ng RegulatTons of two resta~ra~ts per block The constructTon 1S entlrely wlthTn an eXlsting bUlld1ng Parklng 15 provTded on-sTce. totally underground (see attatched 5 u;r.'T'a ry ) 3 F:Jp',"s'1 plct pier" S:""OW1-g z::-....1"1Cc:1..las cri d'''''''-er-slons ~! pro~erry ''''~'dt:'; oJ bo~ndary streets, lccati.on a~d size :0" ~u' "6'-0:;,;0; on. L~e 'S:..te r"-:l--:::3.w:lYs w:::~:<s O~.E"r€S\ p'3.r~:r-; 0-."1::i k~d-""Ig s:pc::e lor.Cs'::;'''"1PTg CPo ~:--e I'i\.e Arc.....~,ec.:: s~~.cr S~Q."'..r"q elev::::nJr. ci CloY pr;:::;os€'-i ::'.l.:cilng c:--d cCLYlple'E' clU"ls fc"t such bUl1dJnq are o~so desr."crb e :'J....i ~f G"'/al":::;::"e s"-:Ju":i .ce .hoed. V.flh .:"e c~p" ':::::::IIC'" --- -1- ~ --- APPLICANT S AfFIDAVIT S7j\T:: ::? C.~:'FC?'~L;' C].....y c-r 2..~X-'A \lC~.~.CA COi..;'.r;'~{ :]: LOS ..:....~.~::;EL:=:S l ~ & .. Partnershl:) -,' ',a-., ., ~."]"' ','!e x~~~ ~"sse~ 2:::(1\1I.!'::.ll-~~ be:;,.--; d'~' v S.'~-:::I""" ;::2~:::.=e 0--':'::" S:;::r'.1 .:..:=- t';e c:-a b.e ~~-X-~j( c; -r 3- j::";:.;:.e--v . r~...To. ue::. .... .:"-15 crG"8'h:::::-.~., :::::rd 1''101 n,J<. ~:','::~7' =d'I~,c' c,,'m "'0 coo c~c :~.?#~~':. ?.,or-e 'I:~ 213-392-8356 174 Klnney St , Santa r~O'llCa, c:; '-T1ta.- ~;j~ 'lc-o".' [?Ie 0' :::L"o~' a~.t~"o.d 0 odr -,,'.- oa'C' (t.1ol::r'::j Aidr~ss.::1 A~p!.:~"'} 90405 ~~ r:~ OFFICIAL SEAt. i ~ .:?:~' MARY ANN ...ACI{ETT ' ~~~ '" 'p' NOT~R'f PLJ8LU: . CALIFORNIA .. . '" LOS ~~G!tU CC'JNTY A"=i My ~mm U'PIres 'AAR :2'J 1!8111 -~--,-I., ::;0'''' ?'?cm''?d € l~l } '84 ".. -4-1, '" , ~ --,,-~ lJ Sl.::.b~I:'''lt~i ,::rc. s.'lIo"'Cr..... --:: ::.e:aT"e "':''3 .~_.~ e:l.. r~ c..~--r .::;: :::o'e 0; ::~::::rri:::- T,Jle t~e -..:....::i~tS-.:;:Lg.::i ::J...VF~FS d ::~C::;::::P:-~ '?O-:::!ude-i ~...rfl'~ ~ 3JO :~:-! ':::::dr..ls -:)f .....e bct.:.rdc:r'es ot the ~":::-:::e- .,7 - .:: -~-=d 11 tr"- s ar:.;:1ic(r:::::~ ~':;.'E''''e ~r sl-0'......~i ;::2 "T07""" 26 ..At.::t::...... .g'(~a sree~s ,~ TIe-::::essar"t T-:ese :;FJ~a '~~es. :=::i;! ce:;;'''c:bi-'? bu-! ~::t ~eP"o"!c:r:::ie-::i;- Name Address Tract Block Lol " IA,- l -2- .. .. ( ........- s~~::: FOL.-I"M ","'1 i.. :II. Jr."6I..e!. 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" - '~~'-'':.._-;~''''~~.'; .....; t ~ l,",-,~ l ",4.;. ~.:. _..,,-11;. ~ ,:,-:- ."'\0' ~~~.~ .~-~-:..:.~ ~~~~.~-:~7.~-\.~. :.~_J ~ ... .~_ P-:;.RTI~ OJ" &;.,:::;CM ~ :,r.&.....TfR~ SU6OIVI5L")N o R i' ~~t!\ li HE'LSCN ~ ,~,'-J- i ~ .J ~i~ _ ~ < ~: - ~ < ; ~ ~1 c:( ~~... ... - -< ~1 .~ .~: ~ ::~' ~ ~ ~ ~ ~: ~ - ~_ i ~'~ ..~~j ~.: ~~ ~ : ,: '- -,,:. ~~,.: ,.-:" )0. ....:::: :~ . f -I "x- I'- ......_... .." :IC~ CASE NO ZONE DATE PUBLIC HEARING CATE a.f_nee A'la. MollP Sh_ No. t ~ , z i~f 2 : ~~ _ I t-~ -<_____id E ~ I.J r ~ ~ ;.~"4l hi ~ .. ... - "'- -' r ': ,<... /', " 11 , ~ ~ " , '" , .. .~ t~ \ \ \ \ L ~ i \. ,., UJr{ ~? (flv :2 <. -l no ~I'll /2 ("<",;.....,.~;.~ q!... ~;;~")~$ ~I'< '-Y"'~ ::l L 1 ;i ( t :i -I; !~ '~ 1,- ,\- ( >l > < \I ':C. V ~ ! I U \ \\-'- J7i ~:1'~ ! ~ \~ t I! : II '~ (if 1'1 I'I;-:-~'...:. I I ." I' I, r- ~.. .. I' I ,;.. - . 7' -- . i ,l0:'''~'1 ." "r ."f. " I I \ ~.Lh-,- ; -..------<~I"' , ~ ,,' '.'. " 'I--_~J.-:' 7'-.. I :-..r'i ~~l............f -,_o.//...~:.-' .:/~ .._ >t\ J\... i , .', ,~~' , ..,.~ . ....~"-:-,, -.... ~ --~~ D;i H. :ll, . .lL ~ -~y . \. i>-'.... ../ // ~ ... :J ! ;:; ~ (~I...~-. . .l.j;;)~ .. .LJo..:::''' :1 r- --==- .c::. l/ /' "-- 2' < .J IL l I.IJ f: 'I!" -~-J {\o; ~ ") \ /-. -- ...v7 "" N 1-.......... . ....... -v Y""Ii '; -I ii : ~ ; Ill' "l'I:_~~~'~-:;-:Y-"~::'"7"''"_~ ,:' ' t- ! I_ ~ !., ~ 8 ( ~"~ --" -- I~L(llJ ~ Lll 'J; ~ K (Q;' ~~~-'l~3:~L, J Ilill!~ >-, ~, :1 i i oj! g:; G I' ,~- D ,,-~ \J is :Lb';1 !\d [j I jo'-' "--? ''"'' \::>; ~ <0 c "-,. . 6Lf,i ~ ..., I' . lr~~I~~ L.J-":'1 ~ b'~ i I~OI V"l F:?:~ '" : 1 ' .. IvJ ~ .'. M 8jl[ \ 1 11!~ 3 II' i' ~~ r]1 ~ 0 ~ t I r I _ I I&.' J 1;;::1, i I "I W ,," " ' .- OJ' ,I " '" 9 ,I.. ~,I - A.... ~ 'I I~ ' '" i: It: A I ~ 1J:i~ 'I I !: I U l ~~ i 'lj...................r ~_ ' .; ~ ~ 'J,1~~ II G (" I, 1,;:/ r2 :i, :ii ; J iii " -< ili If; ~i ( , [r': :.' ~ ~ n ~ c cJ !~ . ..., gl I q :1/ - ,.,==--~-~::.....'v-... Qp \~-=-::I~I [, 1 lk,'-' d I \t! 1~ O~ il ~i11o " ~. I .. \ II i -: rF ~ \;,~ !t~ ~Il!' ~o 1~1~ ~ ~~T~1\-Q'ir :~ ~~ !I?l _~: \~\ /1u~~1' \1 0 " - ", Q Ii rlh ",[',. :. r ,_ I ' ., [! _'v Q' "-? H L-'Ji!/\~~~! IL}<' i 61;rrrU~ , '! I J.~ '... _) I: ( ,;l_ II I ',' ~ ~' "'-J~!i - ..' ,., 'i' ,t ~" I ~..~J , ~ ~~ ~'i ,. !I' t 3 !,~ ~' . " ',-, _ r ;:., ~ ~~.t ':r ~~ 1,"-= .- -:; ~ ~ ! I -=---J -., -- - r" , : \ r---===t i '....j ~~ ~i2 5~ ;:~ 3.~ _ .L ,~t ,) l. - ~ ~tJ. Q~2 ~~~ r= ~ "2 ,l I~ ~ - $ "10..; ; i .' ~ ~i CJ ~ ti, ~ ~ 4. ~ 71: ",-'l \~ -( z,L- . ~(\ <i e:s "'2 ,~\ r I t . ATTACHHENT D ~B PLANNING M~D ZOUING DIVISION CCITmUnlty and Eccnoffilc Development Department M E M 0 R A ~ DUM DA7E: October 1, 1984 TO: The Honorable Plannlng COIT~l.SSlOn FROM: Paul J. Sllvern, Plannlng Dl.rector SUBJEC':': C.U.P. 371, 3100 Maln Street, CM4, 130-Seat Restaurant, Appllcants: Randy LaPerr and Mlchael Bank. Sunmary. Thls lS a request for a Condlt1onal Use Permlt to oper- ate a l30-seat restaurant w~thln the approved Marlne/Navy BUlld- lng at 3100 Maln Street (DR 234). The appllcatl.On lS by Randy La Ferr and Mlchael Bank, general partners ln the Farr-ous Enterprlse F1Sh Company. Staff reco~endatlon lS for approval wlth cond~t~ons. ,Background. On r-1ay 21, 1984, the Plannlng CCr.JTllSSlon approved the Santa Monlca port~on of a 37,187 sq.ft. mlxed-use proJect ln the 3100 block of Maln Street (DR 234). A C.D.P. for a 130-seat restaurant was part of the orlg1nal subr.u t talon thlS proJect. The C.D.P. for the restaurant was deewed denled wlthout preJudlce based on a lack of sufflClent lnformatlon necessary for proper reVlew. ' The Archltectural Revl.ew Board has granted conceptual approval to the entlre proJect. Plnal elevatlon detalls and landscap~ng wlll be reviewed by the Board prlor to lssuance of a bUl1ding permlt. Project has also been approved by the Coastal Commiss1on. Background on the ex~stl.ng slte condltions and a general project descrlptlon may be found ln the attached May 21, 1984, staff re- port. Plannlng ComrnlSSlon determlnatlons on the prOJ ect, W1 th flndl~:~ and condit10ns, are also attached. Proposed ProJect. The restaurant would occupy the maJor port1on of ~ 4/736 sq.ft. ground floor lease space faclng onto the corner of r-1a1n Street and Marlne Street. The publlC dlnlng and bar / lounge area would occupy 1,850 sq.ft.: the remalnlng area would be occupled by serVl.ce and kltchen areas and a detached speclalty grocery store. All restaurant and store constructlon would be wlthln the conflnes of the approved bui1dlng. As proposed, the restaurant would be prl.marl1y a sit down dinner house run by the operators of the eXlstlng Famous Enterprlse F1Sh Company located two blocks to the north. There would be four seats for d1n1ng for each seat in the bar/lounge waitlng area. A sample menu for the proposed restaurant is attached. The bar / ~ ....-..~..,. ".wt.:si':-.;.-:-.: .~ ; -, :J - 1 - lounge area wlll have the same hours of operatlon as the res- taurant so that the~e 1S no separate bar actlvlty. M~~~Cl?al Code, Interlm Develo~~ent and General Plan Conformance. Any restaurant of SO or more seats ln the CM4 ulstrlct requlres approval of a Condi tlonal Use Perml t. The proposed restaurant would brlng the total number of restaurants on the block to the allowable 11.ffilt of two. ( "Scratch" restaurant 15 located op- poslte the Slte at 3105 Naln Street.) In other respects, the restaurant proposal lS cons~stent Municlpal Code, Resolutlon 6385, the Flnal Draft Land ment, and the prevlously approved Development Rev~ew Marine/Navy proJect. wlth the Use Ele- for the Adequate parklng for the restaurant was planned for and approved as part of DR 234. Conditlons of approval of DR 234 would apply to the entlre proJect and the uses wlthln It, lncludlng the res- taurant. A parklng and trafflc manageI'1ent plan, l.ncorporatlng provlslons for parklng attendants and free or valldated parklng for customers and ewployees, lS requlreG prlor to lssuance of a Certlf1cate of Occupancy. Fees. There are no dlrect developvtent fees requlred of lessees lO the Marlne/Navy proJect. CEQA Status. The proposed use ltself 15 Categorlcally ExefIlpt TClass 3, Clty of Santa Mcnlca GUldellnes for Implementatlon). A Negatlve Declaratlon fcr the Marlne/Navy BUlldlng was approved on Hay 21, 19B4. (EIA 750-B, State Clearlnghouse Nurober 8404182.0). AnalyslS. The approved ~ar~ne/~avy BUlldlng was deslgned to ac- co~~modate a restaurant of the Sl.ze proposed. The appl1Cants are currently the owners and operators of the Famous Enterpr~se Fl.sh Conpany l.n the sa~e nel.ghborhood. They have lndlcated that the proposed restaurant would be of the same quallty as thelr present establl.shment. Staff feels the proposed operatlon would not be detrlrnental to the adJol.nlng nelghborhood due to the s~ze of the restaurant, the ~0ur-to-one dlnlng to lounge seat1ng ratio, the 10cat~Jn of the use and the provlslons of free/validated parklng wlthin a larger new proJect and the demonstrated professlonal experlence of the operators. The small, Street use, attached speclalty grocery store lS a permitted Maln and not the subJect of thlS Condltional Use Permlt. RecolT'JTiendatlon. It lS respectfully recommended tnat C.D.P. 371 be approved wlth the follow~ng findlngs and conditlons: Fl.ndlngs. 1. The proposed restaurant and lts locatlon are in accordance w~th good zoning practlce, ln the publlC interest and necessary that substantJ.al Justice be done in that the ~ 5 ;~..;;~ '" ~,>~ ;,Pt -~-~-, ~-- ~ :-.... -~ ~.:". - 2 restaurant lS ~n scale \'11th the overall pro] ect on the slte and l.S corrpatlble wl.th the l.ntent and purpose of the Mal~ Street Speclal CorrmerClal Dlstrl.ct Ordlnance. 2. The proposed restaurant lS cOJT1patlble Wl th eXl.sting and proposec uses wlthln the general area, trafflc or parklng congestlon wlll not result, the publ~c health, safety and general welfare are protected and no harm to adJacent propertles wlll result 1n that the restaurant is well l.ntegrated ~nto the overall proJect on the slte, is served by adequate free/vall.dated on site parking, and lS belng establlshed by known, professlonal restaurant operators famll1ar wl.th the needs and concerns of the nelghbcrhocd. Conditl.ons. l. All conditlons of approval of Development Revl.ew 234 ap- pll.cable to tenant bUSl.nesses 1n the subJect bUlld~ng com- plex shall apply to the restaurant and ltS operatl.on. 2. The rl.ghts granted herel.n shall be effectl ve only when exerclsed Wl. thln a per 10d of one year fron the effectl. ve date of approval. Upon the wrltten request of the appll- cant, the Dlrector of Plann1nc may extend thl.s per10d up to an ado~tl.onal one year. 3. The appllcant shall corply W1 th all legal requl.rements regarolog prOVl.SlOnS for the dlsabled, lncludlng those set forth In the Call.fornla Adrr:l.nlstra t1 ve Code, Title 24, Part 2. 4. The operat~on shall at all t1mes be conducted 1n a mar.ner net detrlwental to surroundlng propertl.es or res~dents by reason of llghts, nOl.se, actlvltles, parkl.ng or other actlons. 5. Per Development ReVlew 234, a park~ng and trafflc manage- met plan shall be approved by the Parklng and Trafflc En- glneer prlor to l.ssuance of a Certlfl.cate of Occupancy for that portlon of the proJect occupled by the restaurant. Any terrr.s of thls nl-?.. notwl.thstand1ng, the restaurant operators shall provlde free parklng, wlth valldatlon If necessary, to all customers and ensure that free parklng is prov1ded to all employees. 6. Hours of operatlon for the bar/lounge area shall be slstent w~th the hours for dinner serVl.ce In the taurant and no later. con- res- Prepared by: Rl.chard Mllls Asslstant Planner RH:nh .......';.._".I~..~ .--.._ .. .'-3 ~~~~ ~ ~id - 3 - 9/~ .. ATTACHHE~T :;::: PLA~NING fu~D ZONING DIVISION Ccrrillunlty and Econom~c Develop~ent Depart~ent M E M 0 R A ~ DUM D""'1:;'. .:-"+_w.. Nove~ber 5, 1984 TO: The Honorable Plann~~g COMm~SSlOn FRO~'l: Paul J. S~lvern, Director of Plannlng SUBJECT: C.U.P. 371, 3100 Maln Street, CM4, l30 Seat Rescaurant, Fl.ndlngs and Concltlons. At ~ts meet1ng of October l5, 1984, the Plann~ng CO~lSSlon ap- proved C.U.P. 371, w~th flnal f1~dlngs and condltlons to be pre- pared by staff and returned to the COIT@lSSlOn for approval. The condltlons are wrl.tten to ensure that the lntended result, provis~on of ne~gnborhood serv~ng uses over t~me and throughout subsequent changes ln restaurant operators Over a perlod of years, occ~rs. Condltlon ~l reflects both the lntent of the Com- illlSSlon and the Splrlt of the prlvate agreeITent between the Maln Street COll~lttee of opec and the appllcant, Ll.berty F1Sh wlthout enter~ng ~nto spec~flc requ~renents of the terms and lease conCl- tlcns. In preparlng findlngs and condltlons, staff has carefully revlewed the tapes of the dlSCc.sslon of the rr.otlon l.n an effort to accurately represent the lntentlon of the CC~W1SSlcn. In order to preserve appeal rlghts, the appeal perlcd w~ll extend for twenty days followl~g the flnal adopt~on of the find~ngs and condl tlons of approval. Staff recoIna":":ended fl.ndl.ngs and condl- tlons follow: Flndlngs. 1. The proposed project ].s ln conformance wlth the General Plan Land Use Element. 2. The proposed prO]eCL w~ll not pre]UdlCe the abillty of the Clty to adopt a revlsed zonlng ordlnance In that the proJ- ect ~s conSl.stent wlth the development and use standards of the Maln Street Ccr.nerclal Dlstrlct which are incorpo- rated lnto the adopted Land Use Element. 3. The Plannlng COIT'JTI1SS~On flnds that developRent over tlme In the Maln Street Dlstr1ct has lncluded a dlsproportlon- ate number of comrnerclal retall proJects whl.ch provlde gcods and serVIces WhlCh are not primarlly nelghborhood serving. ThlS trend is wholly 1nconslstent wlth the statement of intent for the Hal.n Street Special Commerclal Distrlct contalned ~n Sectlon 9119 (SMMC) WhICh encourages a varlety of commercial and residential uses WhlCh wl.ll - 1 - II' provlde a balanced supply of goods and serVlces Cor.Slstent wlth the hlstorlcal pattern. 4. The Plannlng Conmlss~on l.ntends to ach~eve the purposes of Setlon 9119 (SM~C) by reqUl.rlng that large scale develop- ment proJects ~n the Maln Street Dlstr~ct lnclude a rea- sonable conponant of ne~ghborhood servlng uses. 5. The restaurant portlon occuples 4,736 sq. ft. or approxl- mately one thlrd of the l3,878 sq. ft. of retal1 space 1n- cluced In thls 37,187 sq. ft. offlce!retail/resldentlal Studl0 proJect. The entlre proJect co~mlts a large parcel of undeveloped land to unspeclf~ed retall uses WhlCh are not otherWlse requlred to be nelghborhood servlng. 6. Because of the Slze of the restaurant (over 50 seats) and the nature of the fare offered (wedium range prlced dlnner restaurant Wl. th separate bar) the restaurant is not con- Sldered a nelghborhood servlng use. There 15 a reasonable expectatlon that the restaurant w~ll attract non- nelghborhood V1Sl tors to the Haln Street area, thus In- creaslng the market demand for non-nelghborhood orlented serVlces and uses In the Ma~n Street Dlstrlct. 7. The Plannlng Cc~mlss1on flnds that ln order to offset the impacts of adc1tl.Onal non-nelghborhood servlng uses on the nelghborhood and on the future narket for non-nelghborhood servlng uses and to ach12ve the purposes of Section 9119 (SM~C) to preserve the balance of goods and serv~ces, the provls1on or nelghborhcod servlng uses Wl. thln the larger proJect lS necessary. The requ~reITent for the deslgnation of 3,000 sq. ft. of ground floor space for nelghbor~ood serv~ng uses will offset the antlclpated nelghborhood lM- pacts related to the Slze and nature of the restaurant. 8. G1 ven the attached cond~ t~ons of approval, the proposed restaurant and ltS locatlon are ln accordance wlth good zonlng pract1ce, ln the publlC interest and necessary that substantlal Just~ce be done l.n that the restaurant ~s In scale wlth the overall proJect on the slte and lS corr- patlble wlth the lntent and purpose ~~ the Main Strset Speclal Cor.~erclal Dlstrlct Ordinance. 9. Glven the attached condltlons of approval, the proposed restaurant 15 compatl.ble wi th ex~stlng and proposed uses Wl. thln the general area, trafflc or parklng congestlon will not result, the publ~c health, safety and general welfare are protected and no harm to adJacent propertles wlll result l.n that the restaurant lS well Integrated into the overall project on the s~te, lS served by adequate free/valldated on slte parklng, and is bel.ng establlshed by known, professl.onal restaurant operators familiar wlth the needs and concerns of the nelghborhood. - 2 - .-0 - ~:~ ~ . Condlt~ons. 1. A m~nu".um of 3,000 sq. ft. of ground floor lease space shall be deslgnated for leaslng to nelghborhood servlng uses. ThlS reqUlrement 15 In effect for the Ilfe of thlS condlt~onal use perwlt WhlCh runs wlth the land, not sole- ly W1. th the partl.cular restaurant opera tor. The process of select~ng nelghborhood servlng uses shall lnclude but not be 11.mlted to the followlng measure: Developnent of a IJ.st of preferred nelghoorhood servlng uses by the Maln Street COFID1.ttee of the Ocean Park Com- munl.ty Organ~zatlon for the use of Ll.berty FJ.sh in prlorltlzlng thelr leaslng efforts. The Director of Plan- nlng shall have flnal approval of uses to lease any part or a II of the 3, 000 sq. ft. de s 1. gna ted for nel ghborhood servlng uses on the baS1S of an approprlate balance of ne1.ghborhood servlng goods and serVlces and substantl.al good fa1th effort by appl1cant to corvply w1th the lntent of thJ.s condltlon. 2. All cond~ tJ.ons of approval of DevelopI'1ent Revlew 234 ap- pllcable to tenant bUSlnesses 1n the subJect bUlld1ng com- plex shall apply to the restaurant and lts operat~on. 3. The rlghts granted hereln shall be effective only when exerclsed wlthln a perlod of one year fron the effectlve date of approval. Upon the wrltten request of the appll- cant, the Dl::ector of P lannlng may extend t.h~s perlod- up to an adcil tlonal one year. - 4. The appllcant shall COF'ply \nt.h all legal requlrements regard~ns prov~s~ons for the d~sabled. includ~ng those set forth ln the Callfornl.a Adrnrastratl ve Code, Tl tie 24, Part 2. 5. The operatlon shall at all tl~es be conducted In a manner not detrlmental to surroundlng propertles or reSldents by reason of llghts, nOJ.se, actlvltles, parking or other actlons. 6. Per Development RevJ.ew 234, a parking and traff~c manage- ment plan shall be approved by the ParJnng and Traffic Englneer prlor to l.ssuance of a Certlflcate of Occupancy for that portion of the proJect occupled by the res- taurant. Any terns of thlS plan notwl.thstandlng, the res- taurant operators shall provlde free parklng, WJ.th vallda- tlon If necessary, to all customers and ensure that free parkl.ng lS provlded to all ewployees. 7. Hours of operatlon for the bar jlounge tend beyond the hours of food serv~ce and ln no event later than midnlght. area shall not ex- 1D the restaurant ,* - 3 - . 8. The valet serv~ce for the ex~ t~ng restaurant patrons be located on Harlne Street rather than on ~1aln Street In order to provlde for cars gOlng north to turn left on Maln Street rat~er than proceedlng from Ma~n Street to Navy ~o Nellson Way and addlng traffl.c to Ne~lson Way. Prepared by: Carol Waldrop Manager, Plannlng and Zonlng Dlvlslon Rlchard Hllls ASslstant Planner Ci;T : illl : nh -, &' - 4 - . , - / j."B JAM 2 2 1~~t. ,; NOTICE OF A PUBLIC HEARING ON AN APPEAL FROM THE DETE~1INATION OF THE SANTA MONICA CITY PLANNING CO~~ISSION ON k~ APPLICATION FOR A CONDITIONAL USE PERHIT. OFFICIAL NOTICE lS hereby gl.ven that the Santa Monica C1ty Councll wlll hold a Public Hearing on January 22, 1985 on an appeal of the City Planning Comrnisslon's determination approving Conditlonal Use Permlt 371, 3100 Block Main Street, CM4, Application for a Conditional Use Permit to open a 130 seat restaurant on the ground floor of an approved, but as yet unbuilt, mlxed-use commerclal-residential project on the southwest corner of Main and Marine Streets. The appll.cation is by Mlchael Bank and Randy La Perr, general partners ln the existl.ng Famous Enterprise Fish Company restaurant two blocks north of the proposed restaurant. (A Condltlonal Use Permit is requlred for any new restaurant of 50 or more seats in the Main Street Commerclal Dl.strict.) TIME and PLACE of the PUBLIC HEARING lS as follows: TIME: TUESDAY, JANUARY 22, 1985 at 7:30 P.M. PLACE: COUNCIL CHAMBER, CITY HALL, ROOM 213 1685 Main Street, Santa Monica, Californla Any interested person may appear l.n person or by agent and be heard. Written comments may be addressed to the City Councll at the above address. If deSl.red, further informatlon on the application may be obtalned from the City Plannlng Division, Room 212, Santa Monica City Hall, 1685 Maln Street, Santa Monica, Californla 90401 or by telephone (213) 458-8341. Meeting facl1ity is accesslble. If you have any speclal needs such as sign-language interpreting, please contact Office of the Disabled at 458-8701. CITY COUNCIL CITY OF SANTA MONICA By: Ann Shore, Clty Clerk Publish Once: January 14, 1985 Purchase Order No. 53118 J~-:B ~ ~ JP.ft 2 2 j-. ..:.... -., ~ ....i...... ~- -~7-":- '5~.;';