SR-402-001 (44)
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JUl 1 0 1990
California
C/ED:PB:DKW:SW
pc/ccc015
Council Mtg: July 10, 1990
rt7~otOl
Santa Monica,
TO: Mayor and city council
FROM: city Staff
SUBJECT: Appeal of a Planning commission Condition of Approval
and an Appeal of a Planning Commission Approval of
Conditional Use Permit 90-015 to Allow a
Restaurant/Bar/Dance Hall/Billiards Club in an Existing
Building at 1431 Third street Promenade.
Applicant: Albert Mizrahi
Appellant: Hanna Hartnell
INTRODUCTION
On April 18, 1990, the Planning commission approved CUP 90-015 to
allow a restaurant/bar/dance hall/billiards club in an existing
building at 1431 Third Street Promenade by a vote of 5-1 with one
absence. The applicant has filed an appeal regarding conditions
of the approval, and a neighbor has filed an appeal of the
project approval. The appeal forms are provided as Attachments A
and B. This report recommends that the city Council approve the
revision of some of the conditions of approval and deny the
appeal of the project approval.
BACKGROUND
The applicant is proposing the operation of a 48 seat restaurant,
24 seat bar, and 82 seat dance area with 16 pocket billiard
tables. A Type 47 alcohol permit, on-sale general for bona fide
eating place, is being requested by the applicant. The
restaurant/billiards club would be located on the second floor of
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JUL 1 0 1990
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the building at 1431 Third street Promenade with existing retail
to remain on the first floor.
ANALYSIS
Applicant's Appeal
At the Planning Commission meeting of April 18, 1990, the
Commission approved the proposed restaurant/billiards club with
the conditions contained in the attached Statement of Official
Action. Planning staff met wi th representatives of the Santa
Monica Police Department prior to the commission meeting to
discuss the proposed proj ect. Their maj or concerns included
limiting access of the establishment to adults only and that no
private areas be established, to prevent possible illegal uses
such as gambling. These conditions were included in the Planning
Commission staff report as alcohol outlet conditions # 1 and #2
(see Attachment D).
staff also conferred with the state Alcohol Beverage Control
Department (ABC) regarding limits as to serving alcohol. As a
result, staff recommended a condition that the establishment may
serve alcoholic beverages from 10 a.m. to 12 a.m. only. In
addition, the Planning Commission imposed a condition which
limits hours of operation for sunday through Thursday from 10:00
a.m. to 12:00 a.m. and for Friday and Saturday from 10:00 a.m. to
2:00 a.m. (see Attachment C).
The applicant is appealing both conditions above as being
unnecessarily restrictive and as imposing a prohibitive economic
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condition (see Attachment A). The applicant is requesting that
the hours of operation be extended to 2:00 a.m. seven days a week
and that the restriction upon serving of alcohol between 12 a.m.
and 2 a.m. be removed.
The applicant met with the Police Department regarding these
restrictions following the Planning Commission meeting of April
18, 1990. Representatives of the Police Department indicated at
that time, to the applicant and to staff that they did not object
to a closing time of 2 a.m. each day for the establishment as
their other concerns had been met. The applicant also contacted
Mr. John Hirai of the ABC who also indicated that the Department
did not have an objection to these hours of operation.
Recent approvals of conditional use permits for alcohol licenses
for restaurant uses along the Third street Promenade, however,
include limiting hours of operation and limiting hours that
alcohol may be served (see Attachment F). On several recent
proj ects involving restaurants wi th bars, no alcohol may be
served in the bar after midnight, but alcohol may be served in
the dining room after midnight. staff is recommending that
alcohol outlet conditions #5 & #8 (see Attachment D) be changed
to include serving of alcohol after 12 a.m. in the dining room
only.
Approved hours of operation for several establishments with
similar uses such as dance floors, limit such uses from 9 a.m. to
12 a.m. Sunday through Thursday and 10 a.m. to 2 a.m. Friday and
Saturday. A restaurant/bar/billiards club located 450' north of
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the site was approved by Planning commission with hours of
operation from 6 a.m. to 2 a.m. and no restrictions upon serving
of alcohol. Notwithstanding that approval, the Planning
Commission felt that limiting late night operations Sunday
through Thursday was appropriate.
The applicant is also requesting a clarification of the number of
seats as opposed to "persons" specified in the staff report (see
Attachment D) permitted for the establishment as follows: a 48
seat restaurant, a 24 fixed-seat bar, and an 82 seat dance floor
area for a total of 154 seats (see Attachment E).
Neighbor's Appeal
Following the April 18, 1990 Planning Commission approval of the
proposed project, a neighbor appealed the Commission's action.
The neighbor's appeal relates to the effects of noise generated
from the dance area which would be located adj acent to the
neighbor's workplace/residence on the second floor of the
adjacent building (see Attachment B). Windows on the second
floor for each structure are adjacent to each other and the
neighbor is concerned about her ability to open the windows
without adverse noise impacts. The neighbor is concerned that
Planning Commission special condition #4 (see Attachment D)
requiring that party walls between residential and commercial
units be soundproofed to a standard of 60 decibels, may not be
sufficient to contain the noise from the establishment.
The neighbor also requested that a certified acoustical engineer
inspect and report on the effects of developing the space. The
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applicant has informed staff that he has retained an engineer to
perform such a study. As of this writing, however, the report
has not been provided to staff.
The neighbor has also stated that she did not receive
notification of the Planning Commission hearing of April 18, 1990
regarding the billiard club at 1431 Third street Promenade.
Appropriate notice has been provided for the Council hearing on
the matter.
The Planning Commission's conditions of approval regarding both
the hours of operation and the standard condition of
soundproofing the establishment to 60 decibels, is an attempt to
mitigate the impact of the project on adjacent properties and the
Third street Promenade, in general. Planning staff's proposed
conditions regarding limiting the hours of serving alcohol were
in response to the concerns expressed by the Santa Monica Police
Department and the ABC. In staff's opinion, some modifications
of the conditions appear reasonable based upon further discussion
with the Police Department and the ABC after the Planning
Commission hearing.
Approved limits upon serving of alcohol for recent conditional
use permits on the Third street Promenade indicate that the
conditions for the project at 1431 Third street are more
restrictive. staff suggests the following amended condition in
place of Planning Commission alcohol outlet conditions #5 and #8:
Alcoholic beverages shall only be served in the bar
between the hours from 10:00 a.m. to 12:00 a.m. On
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Fridays and Saturdays, alcohol may be served after
midnight until 2 a.m. only in the dining room.
The neighbor's appeal is related to the effects of noise
generated from the operation of the restaurant/bar/dance
hall/billiards club. The Planning Commission stipulated that the
shared wall was to be soundproofed to a standard of 60 decibels.
The neighbor did not feel that this was sufficient to mitigate
the effects of noise emanating from the dance floor area and
requested that an acoustical inspection and report be prepared.
The Planning Commission made this a condition of approval; staff
is recommending that the condition be revised to indicate more
clearly to whom the report is to be submitted, as well as to
impose a more restrictive limit (45 decibels) on noise levels
affecting neighborhood uses. The recommended level was selected
after consultation with the City's consultant for the Noise
Element of the General Plan.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact.
RECOMMENDATION
It is respectfully recommended that the Council uphold the
Planning Commission approval of Conditional Use Permit 90-015
with the findings and conditions contained in the April 18, 1990
Planning Commission statement of Official Action, with the
revision of alcohol outlet conditions # 5 & 8 and special
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Condition #4 in the statement of Official Action (Attachment C)
as stated below.
Alcoholic beverages shall only be served in the bar
between the hours from 10:00 a.m. to 12:00 a.m. On
Fridays and saturdays, alcohol may be served after
midnight to 2:00 a.m. only in the dining room.
Party walls, floors, and windows shall be appropriately
insulated to minimize sound transmissions from the
facility to neighboring uses. Soundproofing shall be to a
standard whereby the neighboring uses are not subject to
noise levels of greater than 45 DBA. A noise mitigation
plan to achieve this objective shall be presented to the
Building and Safety Officer, the Director of Planning, and
neighboring businesses prior to issuance of any building
permits for the facility. The Building and Safety Officer
shall review and approve said plan.
Prepared by: Susan White, Assistant Planner
Paul Berlant, Director of Planning
Planning Division
Community and Economic Development Department
Attachments: A. Appeal form dated 5/2/90
B. Appeal form dated 5/2/90
C. Planning Commission Statement of Official
Action dated 4/18/90
D. Planning Commission staff Report dated 4/18/90
E. Floor Plans and Elevations
F. Memorandum
pcjccc015
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06/28/90
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ALLAN A 10 'LA
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LOS ANG.t:LI:5 CALIf'OR.....',A 900i:4--3eCS
12'~.J) 82-415100
TIEU::C:;:O.'E.R 12131 82'4-331-3
City of
.nta Monica
00 EconomiC Development Department
annlng and Zoning DIvision
(213) 458-8341
APPEAL FORM
,Arr4cH~1E^rr 4
FEE: $100 00
Dale Flied
ReceNed by
Receipt No
MAY ZY\c\ ~ \~qc>
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~me Albert Mizrahi
Address c/o Allan Albala
Contact Person Allan Albala
10960 W~lshire B1. r #1908, Los Anqeles, CA 90024
~~ 213-824-5100
Please deSCflbe the project and deciSIOn to be appealed The appeal is as to the restriction on hours of
or::eration on Srmdavs thru Thl1r~.=lV_ 'T'hP. Pl;:mn;ncr f'tmmi!=:!=;inn rPrTIl;n:>n .::a~ .::a f"rlnn;t-;nn
that the restaurant billiard room- and dance and ~ic area clo~ 12:00 p_m.
Slll1day t1u:u Thursday.
Case Number CUP 89-015
Address 1431 'IhJ..rd Street, Santa M:mica
Applicant Albert ~1izrahi
Onglnal hearll'lQ date Apr~1 18, 1990
Ongmal actlon Apn.l 18, 1990
Please stale the specific reason(s) for the appeal
WJ.l~: be secur~t:y at all tirres pursuant to plan c.?proval by the Santa ~bmca Police
Cepa.rt:m:mt. The :restrict1'\~ hours orevent the business fran COI1'petJ.nq w~t-h H;m{1.<l:r
ous:..nesses now open and to be opened on the lmrd Street Prorrenade, all of which are
allc:wed to be open lIDtil 2:00 a.m. The restrictive hours inpose a prohibitive
economic condition.
No other similar business is so restricted.
There
Stgnature
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~ 1Y;1 ~ Dale Ilay
1. , 1990
ALBERT HIZRAHI
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CIty of
Santa Monica
Community and EconomiC Development Department
Planning and Zoning Division
(213) 458-8341
APPEAL FORM
B
FEE: $100.00
Date Filed r:- 2- -- r 0
Received by L ~ c.-~
Receipt No , "'5 <(?I.P]
Name 11: ti/} 11/1 1/ t:l !l. 7fJ LLL
Address IC/b~ ~~ s-r. 'p~....".c.", 3"'\ 3 ~ SSi
Contact Person /J-.t-.q-u--e- Phone .3 f ~_ 6 r p 1
Please descnbe !he project and deciSIon to be appealed Lv/) H ~ I'l't -- ~ 5""-&",~
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Onglnal hearmg date ,,--( ~ - ~ D
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May 6 I 1990
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Dear- SU5an~
Ae:
Appeal It AgO-OIl
I would like to have the enclosed statement attached to my
or-iginal appeal that I filed last week. Would you please
see that it is accomplished?
Thank you For- your- assistance.
Sincer-ely,
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HANNA HARTNELL
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TO BE ATTACHED TO :
Appeal # A90-011
CUP 90-015
It 15 my under-standing that the pr-oposed space has wooden Floors.
As wood conducts sound easily, and there ar-e also w1ndows that open
adjacent to mine, I am requesting that a cer-tified ac~ustical eng1n-
eer inspect and report on the possib11lty of develop1ng the space at
1431 as presented by the applicant and successfully containing the
noise.
I am also not 1n agreement that 60 decibels is a nOIse level one
can sleep with as descr-ibed to me by the planning department.
They say 60 decibels 1S equIvalent to the sound of a CBsh register
or commercIal dish washer at the distance of 10 Feet. No one could
work, live or sleep with this amount of n01se.
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STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: Conditional Use Permit 90-015
LOCATION: 1431 3rd Street Promenade
APPLICANT: Albert Mizrahi
REQUEST: To operate a restaurant/bar/dance hall/billiards
club in an existing structure.
PLANNING COMMISSION ACTION
4/18/90
Date.
x
Approved based on the following findings and
SUbject to the conditions below.
Denied.
other.
ALCOHOL OUTLET FINDINGS
1. The proposed use and location are in accordance with good
zoning practice, in the pUblic interest, and necessary
that substantial justice be done in that the use is one
which is conditionally permitted in the C3C district, and
is encouraged by the Third street Mall Specific Plan. The
conditional use permit pertain only to the ancillary sale
of alcoholic beverages in connection with a permitted bona
fide restaurant use. The ancillary alcohol sales will
allow greater daytime and and nighttime use of the site
and will contribute to the economic revitalization of the
downtown area as discussed in the Third street Mall
Specific Plan Policies.
2. The proposed use is compatible with existing and potential
uses within the general area; traffic or parking
congestions will not result: the public health, safety,
and general welfare are protected; and no harm to
adjacent properties will result in that the redevelopment
of the Third street Promenade was anticipated when the
specific plan was adopted, and the city has and will make
improvements to the street system and parking facilities
to accommodate redevelopment of the area. The Parking
Demand Analysis, Third street Mall Specific Plan EIR and
several Initial Studies prepared for projects located in
the Downtown Parking Assessment District indicate that
surplus parking is available in the six parking
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structures. The 125 net parking spaces needed for the
restaurant use will not exceed the available parking
supply and will not result in added congestion at key
project intersections.
3. The welfare of neighborhood residents will not be
adversely affected in that the proposed use is located
away from major residential areas. The project site is
located adjacent to downtown parking facilities that can
be accessed directly from major arterial and collector
streets. Vehicle use of local residential streets is not
required.
4. The granting of the license will not contribute to an
undue concentration of alcohol outlets in the area in that
the maj ori ty of bona fide restaurant uses located along
the Third street Promenade are developed as part of larger
office or mixed commercial developments. A primary goal
of the restaurant uses is to provide services to
employees, customers and visitors from other Third street
Mall sites. The Third street Mall Specific Plan
encourages restaurant uses along the Promenade and the
uses should therefore not be viewed as an undue
concentration in the District.
5. There will be no detrimental affect on nearby
residentially zoned neighborhoods considering the distance
of the alcohol outlet to residential buildings, churches,
schools, hospitals, playgrounds, parks, and other existing
alcohol outlets in that site is not located near
residential neighborhoods, and in that the conditions for
approval will minimize the potential affect on the
adjacent residential uses.
CONDITIONAL USE PERMIT FINDINGS
1. The proposed use is one conditionally permitted within the
subject district and complies with all of the applicable
provisions of the "City of Santa Monica Comprehensive Land
Use and Zoning Ordinance", in that the sale of alcohol is
conditionally permitted in the C3C district, and in that
the sale of alcohol as a complimentary item with meal ser-
vice in the restaurant should not result in adverse
conditions.
2. The proposed use would not impair the integrity and
character of the district in which it is to be established
or located, in that the Third Street Mall Specific Plan
encourages restaurant uses. A primary use of the 9, 365
square foot area will be to provide bona fide meal service
with ancillary alcohol service. Provided the alcohol use
does not become primary in nature or the bar area does not
function as a stand alone bar, the use should not impair
the surrounding district.
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3. The sUbject parcel is physically suitable for the type of
land use being proposed, in that Third street Mall
Specific Plan Policy sections 4.1.34 and 4.1.37 encourage
restaurant uses along parcels of the Promenade.
4. The proposed use is compatible with any of the land uses
presently on the subject parcel if the present land uses
are to remain, in that the building currently on site will
contain general retail uses that are physically separated
from the restaurant and billiard hall use. The restaurant
use will not interfere with use of the remaining commer-
cial uses along the mall and may stimulate greater use of
the retail space.
5. The proposed use would be compatible with existing and
permissible land uses within the district and the general
area in which the proposed use is to be located, in that
the zoning of the site conditionally allows the proposed
use and the Third Street Mall Specific Plan encourages
eating and dining uses at this location.
6. There are adequate provisions for water, sanitation, and
public utilities and services to ensure that the proposed
use would not be detrimental to pUblic health and safety,
and the site is located in an urbanized area with all the
utilities readily available.
7. Public access to the proposed use will be adequate, in
that no on site parking is required and the pedestrian
access is sufficient. Sufficient parking is provided via
the downtown parking structures and the site is accessed
by an alley from the rear.
8. The physical location or placement of the use on the site
is compatible with and relates harmoniously to the sur-
rounding neighborhood, in that the the second floor res-
taurant will contain a design that will reinforce street
level activity along the Promenade.
9. The proposed use is consistent with the goals, objectives,
and policies of the General Plan, in that the zoning or-
dinance, Third Street Mall Specific Plan, and the General
Plan promote and encourage daytime and nighttime activi-
ties which the proposed use accomplishes.
10. The proposed use would not be detrimental to the public
interest, health, safety, convenience, or general welfare,
in that the site is zoned for entertainment use with a
Conditional Use Permit and the Third Street Mall Specific
Plan encourages this type of use in the downtown area away
from residential neighborhoods.
11. The proposed use conforms precisely to the applicable per-
formance standards contained in Subchapter 6, section 9050
and special conditions outlined in Subchapter 7, section
9055 of the City of Santa Monica Comprehensive Land Use
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and Zoning Ordinance, in that these sections do not apply
to this project.
12. The proposed use will not result in an overconcentration
of such uses in the immediate vicinity, in that the Third
street Promenade area is proposed as the location for res-
taurant, entertainment and other nighttime activities and
the proposed project is contributes to the establishment
of the Mall as an entertainment center.
SPECIAL CONDITIONS
1. 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. If conditions are not met, Planning Commission
approval for this project is considered void. Any changes
in project plans must be approved by the Planning
Director.
2. Hours of operation for Sunday through Thursday shall be
limited from 10:00 a.m. to 12:00 a.m. The hours of opera-
tion for Friday and Saturday are from 10:00 a.m. to 2:00
a.m.
3 . Persons 21 years of age and over are permitted to enter
the bar and dance floor areas only. Persons under 21
years of age are permitted access to the restaurant area
only.
4. Party walls between residential and commercial units are
to be soundproofed to a standard of 60 decibels.
5. Number of persons shall be limited to 85 persons in the
dance floor area and 48 persons in the restaurant area.
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6. The Landmarks Commission shall review the site plans and
design prior to review by the Architectural Review Board.
7. Plans for the exterior remodel shall be reviewed for the
whole facade at one time by the Architectural Review
Board. The Architectural Review Board shall pay particu-
lar attention to the design of the site facade.
CONDITIONS
plans
8. This approval is for those plans dated March 8, 1990, a
copy of which shall be maintained in the files of the
City Planning Division. Project development shall be
consistent with such plans, except as otherwise specified
in these conditions of approval.
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9. The Plans shall comply with all other provisions of Chap-
ter 1, Article IX of the Municipal Code, (Zoning Or-
dinance) and all other pertinent ordinances and General
Plan policies of the City of Santa Monica.
10. 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 conformance with the
plans submitted or as modified by the Planning commission,
Architectural Review Board or Director of Planning.
11. Construction period signage shall be subj ect to the ap-
proval of the Architectural Review Board.
12. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
13. The Architectural Review Board, in its review, shall pay
particular attention to the project's pedestrian orienta-
tion and amenities; scale and articulation of design ele-
ments; exterior colors, textures and materials; window
treatment; glazing; and landscaping.
Fees
14. The City is contemplating the adoption of a Transportation
Management Plan which is intended to mitigate traffic and
air quality impacts resulting from both new and existing
development. The Plan will likely include an ordinance
establishing mitigation requirements, including one-time
payment of fees on certain types of new development, and
annual fees to be paid by certain types of employers in
the City. This ordinance may require that the owner of
the proposed proj ect pay such new development fees, and
that employers within the project pa:r such new annual em-
ployer fees related to the City'S Transportation Manage-
ment Plan.
Construction
15. A sign shall be posted on the property in a manner consis-
tent with the public hearing sign requirements which shall
identify the address and phone number of the owner and/or
applicant for the purposes of responding to questions and
complaints during the construction period. Said sign
shall also indicate the hours of permissible construction
work.
16. A copy of these conditions shall be posted in an easily
visible and accessible location at all times during con-
struction at the project site. The pages shall be lami-
nated or otherwise protected to ensure durability of the
copy.
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Environmental Mitigation
17. Ultra-low flow plumbing fixtures are required on all new
development and remodeling where plumbing is to be added.
(Maximum 1.6 gallon toilets and 1.0 gallon urinals and low
flow shower head.)
Miscellaneous Conditions
18. The building address shall be painted on the roof of the
building and shall measure four feet by eight feet (32
square feet).
19. Refuse areas, storage areas and mechanical equipment shall
screened in accordance with SMMC Section 9040.13-9040.15.
Refuse areas shall be of a size ade(~ate to meet on-site
need, including recycling. The Architectural Review Board
in its review shall pay particular attention to the
screening of such areas and equipment.
20. 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.
Validity of Permits
21. In the event permittee violates or fails to comply with
any conditions of approval of this permit, no further per-
mits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully
remedied.
22. within ten days of Planning Division transmittal of the
Statement of Official Action, project applicant shall sign
and return a copy of the statement of Official Action pre-
pared by the Planning Division, agreeing to the Conditions
of approval and acknowledging that failure to comply with
such conditions shall constitute grounds for potential
revocation of the permit approval. By signing same, ap-
plicant shall not thereby waive any legal rights applicant
may possess regarding said conditionf;. The signed State-
ment shall be returned to the Planning Division. Failure
to comply with this condition shall constitute grounds for
potential permit revocation.
23. This determination shall not become effective for a period
of fourteen days from the date of determination, or 1 if
appealed, until a final determination is made on the ap-
peal. Any appeal must be made in the form required by the
Zoning Administrator.
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ALCOHOL OUTLET CONDITIONS
1. The santa Monica Police Department shall not be restricted
in access to any private party areas or to the upper level
room containing billiard tables.
2. No person under 21 years of age shall be allowed in the
bar and dance floor areas and signs shall be posted to
this effect.
3. Security personnel shall be provided from 8:00 p.m. to the
closing hour.
4. The owner shall provide for designated types of beverage
dispensers which will clearly distinguish alcoholic
beverages from non alcoholic beverages.
5. Alcoholic beverages shall only be served between the hours
of 10:00 a.m. to 12:00 a.m.
6. signs shall be posted in conspicuous locations advising
patrons that alcoholic beverages shall not be sold unless
proper identification is displayed.
7. A security and operations plan shall be approved by the
Chief of Police prior to issuance of a business license.
8. The establishment shall not serve alcoholic beverages
after 12 a.m.
9. The owner shall control noisy patrons leaving the
restaurant.
10. The use of the premises for sit-down meal service to
patrons shall be maintained as a maj or component of the
project.
11. The premises shall maintain a kitchen or fOOd-serving area
in which a variety of food is prepared and cooked on the
premises.
12. The premises shall serve food to patrons during all hours
the establishment is open for customers.
13. Seating arrangements for sit-down patrons shall not exceed
48 seats unless otherwise approved by the Director of
Planning.
14. Take out service shall be only incidental to the primary
sit-down use.
15. No alcoholic beverage shall be sold for consumption beyond
the premises.
16. No more than 4 video, pinball or other arcade games shall
be on the premises.
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.
17. Final plans for any changes to exterior design,
landscaping 1 trash enclosures, and/or signage shall be
subject to review and approval by the Architectural Review
Board.
18. Minor amendments to the plans shall be subject to approval
by the Director of Planning. An increase of more than 10%
of the square footage or 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.
19. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code 1 Title 24,
Part 2.
20. Refuse areas, storage areas, and mechanical equipment
shall be screened in accordance with Sec. 9127J.2-4
(SMMC). Refuse areas shall be of a size adequate to meet
on-site need.
21. 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.
22. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings.
23. A copy of the statement of Official Action for this
approval shall be provided to the local office of the
state Alcoholic Beverage Control Department.
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VOTE
Ayes:
Nays:
Abstain:
Absent:
Farivar, Kaufman, Mechur, pyne, Rosenstein
Nelson
Lambert
NOTICE
If this is a final decision not subject to further appeal under
the city of santa Monica Comprehensive Land Use and zoning Or-
dinance, the time within which judicial review of this decision
must be sought is governed by Code of Civil Procedure Section
1094.6, which provision has been adopted by the City pursuant to
Municipal Code section 1400.
I hereby certify that this statement of Official Action accurate-
ly reflects the final determination of the Planning Commission of
the city of Santa Monica.
r r 4 /<?" /~/-
( "L;~~"~
'---s1.gnature
/~u~ 7r~ //; //70
datp' /
Donald Lewin Nelson, Chairperson
Please Print Name and Title
I hereby agree to the above conditions of approval and
acknowledge that failure to comply with such conditions shall
constitute grounds for potential revocation of the permit
approval.
Applicant's signature
Print Name and Title
PC/AM143l
SW
4/30/90
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CITY PLANNING DIVISION
community and Economic Development Department
4 7I'4?HI<! ~N'T D
HEMORANDUH
DATE: April 18, 1990
TO: The Honorable Planning Commission
FROM: Planning staff
SUBJECT: CUP 90-015
Address: l43l Third street Promenade
Applicant: Albert Mizrahi
SUMMARY
Action: Review of appl ica tion for a Conditional Use Permit to
allow the on-site sale of alcohol in a proposed 9,365 square
foot, 48 seat restaurant/ bar/ dance hall/ billiards club in an
existing structure.
This matter was on the April 4, 1990 Planning Commission agenda,
but was continued due to both the Commission's workload that eve-
ning, and the applicant's desire to meet with City staff concern-
ing the recommended conditions of approval. This staff report
reflects changes in reco~mended conditions of approval resulting
from the applicant I s agreement to restrict access to the es-
tablishment to adults only.
Recommendation: Approval with Conditions
Permit Streamlining Expiration Date: September 12, 1990
SITE LOCATION AND DESCRIPTION
The subject property is 7,500 sq.ft. parcel located on the east
side of Third street Promenade between Broadway and Santa Monica
Boulevard, with a frontage of 50 feet. surrounding uses consist
of retail (C3C) to the north and west, restaurants (C3C) to the
south, and a city parking structure (C3C) to the east
Zoning Districts: C3C, Third street Specific Plan Zone 1
Land Use Districts: Downtown core
Parcel Area:
50' X lSO' - 7,500 square feet
PROPOSED PROJECT
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proposed is an 48 seat restaurant/bar/dance hall/billiard club
located on the Third street Promenade on the second floor of the
Oddfellows Hall Building, presently vacant. Retail use exists on
the first floor of the building. A Type 47 alcohol permit, on-
sale general for bona fide eating place, is being requested by
the applicant. The project would continue previous historical
uses of the meeting hall including a dance floor, billiards and
food service.
GENERAL PLAN AND ZONING ORDINANCE CONFORMANCE
The proposed project is consistent with the Municipal Code and in
conformity with the General Plan as shown in Attachment A.
CEQA STATUS
The project is Categorically Exempt per the City of Santa Monica
Guidelines for the Implementation of CEQA, class 3(l4).
RENT CONTROL STATUS
No residential units exist or are proposed on the site.
FEES
The proposed building and use are not subject to any Planning and
Zoning fees.
ANALYSIS
Background
Proposed is an 48 seat restaurant/ barf dance hall/ billiard club
in an existing three story 7,500 square foot retail site. The
applicant proposes l6 pocket billiard tables, with five of the
total number of tables on an upper mezzanine level, two full
kitchens, restroom facilities, a 24 fixed seat bar and a standing
bar, and a 608 square foot dance floor with 58 seats. Hours of
operation proposed are from 10:00 a.m. to 2:00 a.m.
staff proposes limiting the hours of operation from 10:00 a.m. to
12 a.m. The Planning Commission may want to review the hours the
operation.
There are nine Type 4l, three Type 47, two Type 48, one Type 5l,
and one Type 57 alcohol license within a 500' radius of the proj-
ect site. Based on the 1980 Census for Santa Monica, there are
approximately 196 people within the area. One church also exists
within a 500' radius of the project site. According to the De-
partment of Alcoholic Beverage Control (ABC), eighty (SO) alcohol
licenses exist on the 3rd street Promenade. The ABC states that
under typical guidelines used, only three (3) alcohol licenses
would be allowed. Because of the nature of the downtown area,
which is not a suburban area, application of this guideline has
been modified.
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Both the General Plan and Third street Specific Plan encourage a
concentration of restaurant and entertainment uses in the central
business district where the project is located. However, a simi-
lar proj ect is located only 450 feet to the north at 1410 3rd
Street. The 3rd Street Billiard Club includes restaurant/barf
billiard uses with a total of 32 billiard tables.
Planning staff met with representatives of the Santa Monica
Police Department and also conferred with the state Alcohol
Beverage Control Department concerning the proposed project. The
Pol ice Department was concerned about several aspects of the
project and staff is recommending conditions of approval to ad-
dress these concerns.
A key Police Department concern with the previous version of the
project was potential problems with alcohol consumption by
minors. For this reason, the Police Department had recommended
that the establishment be limited to a beer and wine license, and
that the dance floor be eliminated. Subsequent to the issuance
of the Planning staff report, the applicant met with Police per-
sonnel and agreed to limit access to adults only. With this
change, the Police Department indicated their former concerns
would be mitigated.
A continuing issue with the project is public access to the upper
level room. Some other establishments with similar rooms having
limited public access have experienced problems relating to ille-
gal activities such as gambling. Therefore, a condition is
recommended that public access be maintained to the upper level
room when the room is in use.
As conditioned 1 the Police Department has indicated that the
proj ect is acceptable. Staff is recommending approval of the
project with the recommendations and conditions of the Police
Department included.
parking Analysis
Due to its location in the downtown parking assessment district,
no on-site parking would be required for the subj ect proposal.
Based on a Parking Demand Analysis report prepared by Kaku and
Associates, there are 3,156 existing parking spaces in the City'S
six downtown parking structures. Total peak demand occurs
between 3: 00 and 4: 00 p.m. Demand decreases until 10: 00 p.m.
when use of parking spaces is minimal.
Current use of the site for first floor retail would, if notin
the assessment district, require 25 parking spaces. With the
proposed use, 125 additional parking spaces would otherwise be
needed. Due to the non-peak hour demand of the project, impact
on the number of available parking spaces is minimal.
The Parking and Traffic Division plans to update the assessment
district study within six months which will update will include
actual parking counts. The timing of the update is intended to
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reflect the opening of the new movie theatres and restaurants
planned for the Third Street Promenade area.
Relation to Downtown Development Plans
The Planning co~mission has indicated some concern with the num-
ber of new restaurant and entertainment uses being developed on
the Third street Promenade. Staff believes that this activity
should be viewed in the context of both the objectives of the
Third street Mall Specific Plan, and in the context of overall
downtown business and development activity.
Key issues cited in the Specific Plan included the need for an
upgrade of the public areas of the open-air mall, the need for a
review of parking resources to serve the area, the role of
residential development in the area, the absence of major "des-
tination" uses, the lack of evening activity in the area, and the
issue of diversity of businesses in the area.
Among the major objectives and policies of the plan are the
following:
Extend the active period of the Third street Mall into
nighttime hours.
Concentrate comparison retail uses and other complementary
uses (such as hotels, offices, cultural facilities, res-
taurants, social services, and housing) on or near the
Third street Mall as necessary to provide a catalyst for
its revitalization (General Plan LUE policy 1.4.1).
Provide for the development of new uses which increase the
economic activity of the Third Street Mall, including
retail and specialty commercial, eating and drinking es-
tablishments 1 entertainment facil i ties (theatres, cl ubs 1
etc.), prOfessional offices, and hotels.
Allow for the development of retail, prOfessional offices,
personal and business services, entertainment, res-
taurants, cultural, educational 1 health facilities, artist
studios, and other related uses above the first floor of
structures.
Encourage the introduction of uses which would attract
nighttime use of the mall, such as movie theatres, cul-
tural performance halls, restaurants, and entertainment
facilities.
Introduce improvements and uses which enhance the mallfs
ability to capture the significant residential and tourist
market.
Clearly, the Specific Plan encouraged a diversity of restaurant
and entertainment uses concentrated on the Promenade.
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To provide a context for examination of business activity on the
Promenade 1 staff obtained a listing of all business licenses in
the area bounded by Ocean Avenue, Wilshire, 5th street, and
Broadway. According to the Business License Division, there are
a total of 1059 businesses in this area. Of these, 21 percent
were retail establishments, 25 percent were service businesses, 6
percent were office uses, 32 percent were professionals 1 8
percent (81 businesses) were restaurants and related food and
beverage establishments, and another 8 percent fell into various
miscellaneous categories. considered within the context of the
larger downtown area, restaurant and related uses are not a
predominant use.
staff maintains a "Cumulative projects List" for new commercial
projects larger than 15,000 sq. ft. or having more than 15
dwelling units. When downtown projects are excerpted, the
information indicates that approximately 6l percent of the new
square footage is devoted to office space, about 20 percent to
retail, about 5 percent to residential, about 6 percent to
entertainment, about 4 percent to restaurant, and the remaining 4
percent to miscellaneous uses.
Like the business license data, this examination of overall
downtown major development projects reveals that restaurant uses
do not constitute a high percentage of new development activity.
Conclusion
The General Plan and the Third street Specific Plan }:)oth en-
courage uses that promote nighttime activity in the central busi-
ness district. The proposed proj ect conforms to the intended
restaurant/entertainment use for the central business district,
however, recent concerns regarding the increasing number of al-
cohol outlets requires that the Planning Commission carefully
consider the recommended restrictions on the proposed proj ect.
The required parking should be satisfied through the use of the
Cityts parking structures.
RECOMMENDATION
It is recommended that the planning Commission approve CUP 90-0l5
subject to the following findings and conditions:
ALCOHOL OUTLET FINDINGS
1. The proposed use and location are in accordance with good
zoning practice, in the public interest, and necessary
that substantial justice be done in that the use is one
which is conditionally permitted in the C3C district, and
is encouraged by the Third street Mall Specific Plan. The
conditional use permit pertain only to the ancillary sale
of alcoholic beverages in connection with a permitted bona
fide restaurant use. The ancillary alcohol sales will
allow greater daytime and and nighttim.e use of the site
and will contribute to the economic revitalization of the
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downtown area as discussed in the Third street Mall
specific Plan Policies.
2. The proposed use is compatible with existing and potential
uses within the general area; traffic or parking'
congestions will not result; the pUblic health, safety,
and general welfare are protected; and no harm to
adjacent properties will result in that the redevelopment
of the Third street Promenade was anticipated when the
specific plan was adopted, and the City has and will make
improvements to the street system and parking facilities
to accommodate redevelopment of the area. The parking
Demand Analysis, Third Street Mall Specific Plan EIR and
several Initial Studies prepared for projects located in
the Downtown Parking Assessment District indicate that
surplus parking is available in the six parking
structures. The 125 net parking spaces needed for the
restaurant use will not exceed the available parking
supply and will not result in added congestion at key
project intersections.
3. The welfare of neighborhood residents will not be
adversely affected in that the proposed use is located
away from major residential areas. The project site is
located adjacent to downtown parking facilities that can
be accessed directly from maj or arterial and collector
streets. Vehicle use of local residential streets is not
required.
4. The granting of the license will not contribute to an
undue concentration of alcohol outlets in the area in that
the majority of bona fide restaurant uses located along
the Third street Promenade are developed as part of larger
office or mixed commercial developments. A primary goal
of the restaurant uses is to provide services to
employees, customers and visitors from other Third street
Mall sites. The Third Street Mall Specific Plan
encourages restaurant uses along the Promenade and the
uses should therefore not be viewed as an undue
concentration in the District.
5. There will be no detrimental affect on nearby
residentially zoned neighborhoods considering the distance
of the alcohol outlet to residential buildings, churches,
schools, hospitals, playgrounds, parks, and other existing
alcohol outlets in that site is not located near
residential neighborhoods, and in that the conditions for
approval will minimize the potential affect on the
adjacent residential uses.
CONDITIONAL USE PERMIT FINDINGS
l. The proposed use is one conditionally permitted within the
subject district and complies with all of the applicable
provisions of the "City of Santa Monica Comprehensive Land
Use and Zoning Ordinance", in that the sale of alcohol is
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conditionally permitted in the C3C district, and in that
the sale of alcohol as a complimentary item with meal ser-
vice in the restaurant should not result in adverse
conditions.
2. The proposed use would not impair the integrity and
character of the district in which it is to be established
or located, in that the Third Street Mall Specific Plan
encourages restaurant uses. The primary use of the 2250
square foot area will be to provide bona fide meal service
with ancillary alcohol service. Provided the alcohol use
does not become primary in nature or the bar area does not
function as a stand alone bar, the use should not impair
the surrounding district.
3. The subject parcel is physically suitable for the type of
land use being proposed, in that Third street Mall
Specific Plan Policy Sections 4.1.34 and 4.1.37 encourage
restaurant uses along corner parcels of the Promenade.
4. The proposed use is compatible with any of the land uses
presently on the subject parcel if the present land uses
are to remain, in that the building currently being con-
structed on the site will contain general retain and of-
fice uses that are physically separated from the res-
taurant use. The restaurant use will not interfere with
use of the remaining commercial uses along the mall and
may stimulate greater use of the retail space and office
areas.
5. The proposed use would be compatible with existing and
permissible land uses within the district and the general
area in which the proposed use is to be located 1 in that
the zoning of the site conditionally allows the proposed
use and the Third street Mall Specific Plan encourages
eating and dining uses at this location.
6. There are adequate provisions for water, sanitation, and
public utilities and services to ensure that the proposed
use would not be detrimental to public health and safety,
and the site is located in an urbanized area with all the
utilities readily available.
7. Public access to the proposed use will be adequate, in
that no on si te parking is required and the pedestrian
access is sufficient. Sufficient parking is provided via
the downtown parking structures and the site is accessed
by an alley from the rear.
8. The physical location or placement of the use on the site
is compatible with and relates harmoniously to the sur-
rounding neighborhood, in that the the ground floor res-
taurant will contain a design that will reinforce street
level activity along the Promenade.
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9. The proposed use is consistent with the goals, objectives,
and policies of the General Plan, in that the zoning or-
dinance, Third Street Mall Specific Plan, and the General
Plan promote and encourage daytime and nighttime activi-
ties which the proposed use accomplishes.
10. The proposed use would not be detrimental to the public
interest 1 health 1 safety 1 convenience, or general welfare,
in that the site is zoned for entertainment use with a
Conditional Use Permit and the Third street Mall specific
Plan encourages this type of use in the downtown area away
from residential neighborhoods.
11. The proposed use conforms precisely to the applicable per-
formance standards contained in Subchapter 6, section 9050
and special conditions outlined in Subchapter 7, section
9055 of the City of Santa Monica comprehensive Land Use
and Zoning Ordinance, in that these sections do not apply
to this project.
12. The proposed use will not result in an overconcentration
of such uses in the immediate vicinity, in that the Third
street Promenade area is proposed as the location for res-
taurant, entertainment and other nighttime activities and
the proposed project is contributes to the establishment
of the Mall as an entertainment center.
CONDITIONAL USE PERMIT CONDITIONS
1. The hours of operation shall be limited to lO:OO a.m. to
12:00 a.m.
Plans
2. This approval is for those plans dated Karch 8, 1990, a
copy of which shall be maintained in the files of the
City Planning Division. project development shall be
consistent with such plans, except as otherwise specified
in these conditions of approval.
3. The Plans shall comply with all other provisions of Chap-
ter 1, Article IX of the Municipal Code, (Zoning Or-
dinance) and all other pertinent ordinances and General
Plan policies of the City of Santa Monica.
4. 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 conformance with the
plans sub~itted or as ~odified by the Planning Commission,
Architectural Review Board or Director of Planning.
5. Construction period signage shall be subject to the ap-
proval of the Architectural Review Board.
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6. Plans for final design, landscaping, screening 1 trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
7. The Architectural Review Board, in its review, shall pay
particular attention to the project's pedestrian orienta-
tion and amenities; scale and articulation of design ele-
ments: exterior colors 1 textures and materials; window
treatment; glazing; and landscaping.
Fees
8. The City is contemplating the adoption of a Transportation
Management Plan which is intended to mitigate traffic and
air quality impacts resulting from both new and existing
development. The Plan will likely include an ordinance
establ iShing mitigation requirements 1 including one-time
payment of fees on certain types of new development, and
annual fees to be paid by certain types of employers in
the city. This ordinance may require that the owner of
the proposed proj ect pay such new development fees, and
that employers within the project pay such new annual em-
ployer fees related to the city's Transportation Manage-
ment Plan.
Construction
9. A sign shall be posted on the property in a manner consis-
tent with the public hearing sign requirements which shall
identify the address and phone number of the owner and/or
applicant for the purposes of responding to questions and
complaints during the construction period. Said sign
shall also indicate the hours of permissible construction
work.
lO. A copy of these conditions shall be posted in an easily
visible and accessible location at all times during con-
struction at the project site. The pages shall be lami-
nated or otherwise protected to ensure durability of the
copy.
Environmental Mitigation
ll. Ultra-low flow plumbing fixtures are required on all new
development and remodeling where plumbing is to be added.
(Maximum l.6 gallon toilets and l.O gallon urinals and low
flow shower head.)
Miscellaneous Conditions
12. The building address shall be painted on the roof of the
building and shall measure four feet by eight feet (32
square feet).
l3. Refuse areas, storage areas and mechanical equipment shall
screened in accordance with SMMC section 9040.13-9040.15.
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Refuse areas shall be of a
need, including recycling.
in its review shall pay
screening of such areas and
size adequate to meet on-site
The Architectural Review Board
particular attention to the
equipment.
14. 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.
Validity of Permits
15. In the event permittee violates or fails to comply with
any conditions of approval of this permit, no further per-
mits, licenses, approvals or certificates of occupancy
shall pe issued until such violation has been fully
remedied.
l6. Within ten days of Planning Division transmittal of the
statement of Official Action, project applicant shall sign
and return a copy of the statement of Official Action pre-
pared by the Planning Division, agreeing to the Conditions
of approval and aCknowledging that failure to comply with
such conditions shall constitute grounds for potential
revocation of the permit approval. By signing same, ap-
plicant shall not thereby waive any legal rights applicant
may possess regarding said conditions. The signed state-
ment shall be returned to the Planning Division. Failure
to comply with this condition shall constitute grounds for
potential permit revocation.
17. This determination shall not become effective for a period
of fourteen days from the date of determination, or, if
appealed, until a final determination is made on the ap-
peal. Any appeal must be made in the form required by the
Zoning Administrator.
ALCOHOL OUTLET CONDITIONS
1. No private areas shall be established and no restrictions
to access shall be placed upon the upper level room con-
taining billiard tables.
2. No person under 21 years of age shall be allowed in the
premises and signs shall be posted to this effect.
3. Security personnel shall be provided from 8:00 p.m. to the
Closing hour.
4. The owner shall for provide designated types of beverage
dispensers which will clearly distinguish alcoholic
beverages from non alcoholic beveraqes.
5. Alcoholic beverages shall only be served between the hours
of lO:OO a.m. to l2:00 a.m.
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6. Signs shall be posted in conspicuous locations advising
patrons that alcoholic beverages shall not be sold unless
proper identification is displayed.
7 . A security and operations plan shall be approved by the
Chief of Police prior to issuance of a business license.
8. The establishment shall not serve alcoholic beverages
after 12 a.m~
9. The owner shall control noisy patrons leaving the
restaurant.
10. The use of the premises for s1 t-down meal service to
patrons shall be maintained as a major component of the
project.
l2. The premises shall maintain a kitchen or food-serving area
in which a variety of food is prepared and cooked on the
premises.
13. The premises shall serve food to patrons during all hours
the establishment is open for customers.
14. Seating arrangements for sit-down patrons shall not exceed
48 seats unless otherwise approved by the Director of
Planning.
l5. Take out service shall be only incidental to the primary
sit-down use.
16. No alcoholic beverage shall be sold for consumption beyond
the premises.
17. No more than 4 video, pinball or other arcade games shall
be on the premises.
18. Final plans for any changes to exterior design,
landscaping 1 trash enclosures, and/or signage shall be
subject to review and approval by the Architectural Review
Board.
19. Minor amendments to the plans shall be subject to approval
by the Director of Planning. An increase of more than lot
of the square footage or 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.
20. 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.
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LEGAL DESCRIPTION
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Reference
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Sheet No
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F
CITY PLANNING DIVISION
COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT
MEMORANDUM
DATE:
July 10, 1990
TO:
File
FROM:
Susan White, Assistant Planner
Approved Hours of operation for Restaurants and
Bars Serving Alcohol on the Third Street Promenade
The following is a partial list of previously approved
establishments serving alcohol and their hours of operation:
SUBJECT:
1. 1231-1233 Third Street Promenade:
"L.A. International Culinary Institutell
from 7 a.m. to 2 a.m. with no alcoholic
11 a.m. or after 1 a.m. daily. Alcohol
the restaurant area after midnight.
Restaurant to operate
beverages sold prior to
shall only be served in
2. 1311 Third Street Promenade:
IISports Legend" Restaurant/ Bar. Special condition for
restaurant and bar to close no later than 1:30 a.m. with no
restrictions upon serving of alcohol.
3. 1351 Third street Promenade:
"Teasers" Restaurant/ Bar/ Dance Floor. Restaurant shall not
serve alcoholic beverages in bar area after midnight, but may
continue to sell alcoholic beverages in dining area. Dance floor
hours are limited from 9 p.m. to 12 a.m. Sunday through Thursday
and 10 p.m. to 2 a.m. Friday & Saturday,
4. 1410 Third street Promenade:
"Yankee Doodle" Restaurant/ Bar/ Billiard Club. Hours of
operation are limited from 6 a.m. to 2 a.m. daily with no
restrictions upon serving of alcohol.
5. 1444 Third Street Promenade:
t1Harios's Restaurant" A restaurant/bar/night club was approved
by Planning commission with no restriction on hours of operation
or upon serving of alcohol.
6. 1446 Third street Promenade:
"chillers" Restaurant. Hours of operation are limited from 11
a.m. to 2 p.m. No alcoholic beverages shall be sold prior to II
a.m. or after 1 a.m. daily.
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.
7. 1460 Third street Promenade:
Closing hours for the "Broadway Bar & Grill" are 12 a.m. Sunday
through Thursday and 2 a.m Friday & Saturday with no restrictions
upon serving of alcohol.
hpwordjthrd
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- 2 -
,
GORDIN BRICKEN & AAoCIATES
CONSULT'NG ACOUSTICAL and ENERGY ENG)NEER6
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June 29, 1990
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MR. DON BRUCKMAN'
BROCKMAN DESIGN
1733 West Wash~nqton Boulevard
Venice, Califc~n~a, 90291
SUBJECTs
VERtFICATION OF COMMON WALL STC RATING -- Q~O
I I I I . . _I ._
FELLOWS -- CITY OF SANTA MONICA
I I II _J_
Dear Mr. Bruckman:
As requested, the exist1nq common wall assembly of the
proposed 000 FELLOWS enterta~nment hall has been investigated
regard1ng the expected STC rat1ng for th1$ type of aSGembly.
According to section number 1.4.1.3.1.3 of the Californ~a Offic~ of
Noise Control' s IICat.alog of STC and lIe Ratin9S for Wa.ll aod
F1oor/CeilinQ Assemblies., the ex~st1n9 common wall assemb~y should
rate STC 59. However, this test assumes a wall in prist~ne
condit~oD. The actual wall is many years old and has most probably
developed cracks throughout ~ts structu~e. Thus, it will be
necessary to improve the wall to not only make up the one (1) STC
rat~n9 point that the test wall needs to achieve STC 60 but also to
ga1n enough points to ensure that the actual wall will comply.
The follow1ng proposed common ~Al1 improvements should be
capGbl~ of ra~s~ng Lhe actual wal116 STC ra~ing to a~ lease ~~c 60:
1
l.1621 Ea.t S"""ntssnth SM.t. Suots K
Fur out one aide of the exist~n9 wall "sing ~R x 4ft studs. 16-
o_C_. to craatQ a 3 1/2- 1n8ulat~Qn cavity_ F111 insulat~on
cav~ty w~tn R-ll Fibe~glass ~nsulation. Finish the wall us~n9
two layers of 5/an Type X drywall d~reetly na~led to the
furring studs. Caulk perimeter of furring wall (at floor,
cQil~ng and both Qnd~). ~apQ and fin~ah drywall as usuala
.
Santa Ana, California 92701
Phone (714) 835.D249 )
FAX (714) 835-1957
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SENT BY: XEROX Telecopier 7017; 7- 3-90 15:23
7140a5195'1-t
12136222605;# 3
II
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Leas costly imp~ov~ro.nt. co~ld be mAde to ~mp~o~e tne
rating of tne actual ~all, but all luch sOlutions WQuld tequire
testing of the actual wall to contira the arc 60 ra~n9.
If chere are any ~ueDtion. ~egArd1n9 thia mattex, p~ea5e
do not neait~te to call.
prepU,,,d bYI ~
Christo her Jean
Staff Bngineex
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