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SR-831213-5AC/ED:JL:RM:nh Council Mtg.: November 8, 1983 TO: Mayor and City Council FROM: City Staff Santa Monica, California ~ g 5963 °/'~ SUBJECT: Appeal, Development Review 172 and Use Permit 349, pEC131983 731 Santa Monica Blvd., C4, New Self-Serve Gas Station and Snack Shop, Mobil Oil Corporation. Introduction This is an appeal from Planning Commission denial on September 19, 1983, of an Interim Development Permit and a Use Permit to allow construction of a 24-hour self-serve gas station and snack shop on the northwest corner of Lincoln Blvd. and Santa Monica Blvd. Appeal is by Mobil Oil Corporation. Background The proposed project would replace an existing conventional service station with a 772 sq.ft. 24-hour self-serve gasoline and snack shop facility. Miscellaneous impulse items, including beer and wine, would be sold in the snack shop. New automobile service stations are permitted in the C4 District subject to issuance of a Use Permit and an Interim Development Permit. Concerns addressed by the Commission included parking adequacy, hours of operation, liquor sales, impact on crime, and prejudicing the pending Land Use Element. The-City Parking and Traffic Engineer recommended the project not be approved, concurring with Planning Division staff that the project design did not provide adequate parking for the proposed use. Commissioners felt that the project would ~ ~~ DfC i 3 X963 YpY 81a~ Mayor and City Council -2- November 8, 1983 prejudice the pending Land Use Element in that the City's Land Use Element consultants have tentatively recommended extending the C3 District (in which service stations are expressly prohibited) to include that portion of Lincoln Blvd. which contains the project site. Following public hearing and discussion, the Planning Commission voted 7 to 0 to deny the Interim Development Permit and Use Permit with the findings that: 1. The proposed. project does not provide adequate on-site parking for the proposed uses, 2. The proposed project would not be in accordance with good zoning practice, would not be in the public interest or promote public safety, and is not otherwise necessary in order that substantial justice be done, and 3. Approval would prejudice the ability of the City to adopt a revised Land Use Element. Financial Impact The recommendations presented in this report do not have a budget/ financial impact. Alternatives The City Council may affirm, reverse or modify the determination of the Planning Commission. The decision of the City Council shall be final. Approval of an Interim Development Permit requires findings that: 1. The development is consistent with the findings and purpose of Ordinance 1251. 2. The proposed plans comply with existing regulations contained in the Municipal Code. -3- 3. The existing and/or proposed rights-of-way for both pedestrian and automobile traffic will be adequate to accommodate the anticipated results of the proposed development including off-street parking facilities and access thereto. 4. The existing and/or proposed public and/or private health and safety facilities (including, but not limited to, sanitation, sewers, storm drains, fire. protection devices, protective services, and public utilities) will be adequate to accommodate the anticipated results of the proposed development. 5. The proposed development .will not prejudice the ability of the City to .adopt a revised land use element. Approval of a Use Permit requires a finding that the project would be in accordance with good zoning practice, in the public interest, and necessary in order that substantial justice be done. Recommendation it is respectfully recommended that the appeal be denied and the action of the Planning Commission affirmed. Prepared by: Richard Mills, Assistant Planner C/ED: Planning and Zoning Division -- ~ 7 e CITY PLANNING DEPARTMENT CITY OF SANTA MONICP_ M E M O R A N D U M DATE: September 19, 1983 TO: Honorable Planning Commission FROM: Planning Division Staff SUBJECT: DR 172 and Use Permit 349, 731. Santa Monica Blvd., C4, Self-Serve Gasoline Station and Snack Shop, Mobil -Oil Corporation. Summary. This is an application for an Interim Development Permit and a Use Permit for a 24-hour self-serve gas station and snack ° shop on the northwest corner of Santa P4onica and Lincoln Blvds. The existing service station would be demolished. The proposed snack shop would sell miscellaneous impulse items, beer and wine. Staff recommendation is for denial. Existing Conditions. The 100' x 100' site is currently occupied by Osko's Service Center, a two-island Mobil service station with two Tube bays, Seven marked parking spaces are available in the rear. A..one-story office building abuts the site on the west. On the north is a parking lot for Arby's Roast Beef. Across Lincoln Blvd. to the east is Len Sheridan Toyota. Across Santa 2•ionica Blvd. to the south is a two-story commercial building. The existing station is open 7:00 a.m. to 10:00 p.m. Sunday through Thursday and 7:00 a.m. to midnight Friday and Saturday. There are eight employees, four full-time and four part-time. Proposed Project. Mobil Oil Corporation proposes to demolish the existing conventional service station and replace it with a two-island, self-serve, 24-hour gasoline facility with snack shop. According to the applicant, the snack shop would sell miscellaneous impulse items such as candy, potato chips, nuts and soft drinks, along with beer and wine. The cashier/snack shop building would contain 772 sq.ft., including a security enclosure for the cashier. There would be a 161 sq.ft. free standing restroom/storage building in the. rear (northwest) corner of the site. ~A 24' x 83' canopy would cover the pump island and building entrance. Three parking spaces would be provided along the west property line. ;;: _2_ Code and Interim are of a Use Permit. Resolution 6385 sets a limit for this location. (See analysis of parking requirements.) CEQA Status. Exempt (Class 3). ~,;; s. Automobile service t subject to issuance two story, 30' height section for discussion Analysis. This project raises concerns in regard to the adequacy of parking, employment, hours of operation, liquor sales, and urban design; The Zoning Ordinance does not address parking requirements for service stations. Based on the general standard of one parking space per 300 sq.ft. of retail space, the snack shop would require three spaces. xowever, this calculation ignores the added traffic that the gasoline service would bring to the store. The City's Parking and Traffic Engineer has not approved this project, commenting that the project presents an intensification of use combined with a reduction in available parking. The applicant declined to revise the project layout as requested by the Planning Division and the Parking and Traffic Division, saying that the building and pumps cannot be set any closer to Lincoln Blvd. in order to provide additional parking at the rear.. It is argued that moving the pumps closer to Lincoln Blvd. would increase the chance of automobile line-ups stretching out onto the street. Many night businesses present an inviting target for criminals. The combination of self-serve liquor sales and 24-hour operation creates the problem of how to restrict late-night liquor sales without creating potentially dangerous situations. Police Chief James Keane, in regard to this project and similar projects, stated that he is opposed to additional beer and wine licenses in the downtown area. In addition, the detached public restroom in the rear corner of the site could create another area of risk to users. The change from the existing conventional station to the proposed facility would result in a net loss in employment from eight jobs to three or four_job5. From an urban design viewpoint, it should be noted that the subject property is situated at a key entrance to the City's downtown area. An appropriate project at this location could highlight this entrance point. In contrast, the proposed use promotes the strip commercial aspect of Lincoln Blvd. and ignores the site's potential to provide a welcoming transition to the downtown. ~: ,- -3- Recommendation. It is respectfully recommended-the Interim Development Permit 172 and Use Permit 349 be denied based on the finding that the proposed project does not provide adequate on-site parking for the proposed uses, would not be in accordance with good zoning practice, would not be in the public interest or promote public safety, and is-not otherwise necessary in order that substantial justice be done. Respectfully submitted, ~~~~~~ Richard Mills Assistant Planner RM;nh ~ ~ ,,~- ,q. Santa `Monica, 0~.. , Oet, 31, 19 sv ff.~~ 5~I ~ '.'he Oit$= Tannin€, Conirriss ior_,, ~l-Vi A1C.11, Dear Corr~ra=ssioners: DEC 13 1993 Concerning the appeal oP Development 1:teviesv 172 and use hermit 3~9: I noticed that the official notice noG':~ states that r,obil Oil ~.vishes to construct a 24'-hOUl self'-service gasoline station and snaek- shop on the northvaest corner of Lincoln blvd. and uanta Idionica ;71vd.. `r`te oyoy,ose this for the ~olio,vinF; reasons: 1-This cor°ner is a major intersection in Oanta ionica v:ith e ~treraely heavy traffic. ~ self'-service station, i•,+ith cars cutting in and out of the station iYl trie midst of all the traffic can oniv act Cl. t0 the COnr'F35t On• 2.-~r`e ;eel that the snack-shop till provide :~obil Oil a foot-in- the-door for liquor sales at a later dat©. ~-aesthetically spea,:ing, trbat t~%pe ox deveiopnent can only be detrimental to this proriinent site in the center of the Gity cf Canta l~~onica. 'te urte the Coruaission to vote '$not; on the appea3. ;~incerel --~ `~ ,--: Sian and Lita ~atus, ~ 1'317 Lincoln blvd., Oanta a~_onica, Ga. Copied for City Council at request of Planning Department ~o DEC 1 3 )g83 A D ='~3.1 Additional attachments available for review in City Clerk's Office.