SR-820706-12APL:JL:nh Santa Mon: A, California /~-~
Council Mtg.: July 6, 1982 JUL g 1982
TO: The Mayor and City Council
FROM: City Staff
SUBJECT: Appeal, DR 083, New Construction of Commercial Building,
Mini-Mart, 3102 Main Street,-CM4, M. Tounajian.
Introduction.
This is an appeal from the Planning Commission's granting of an
Interim Development Permit for a Mini-Mart and commercial office
building at 3102 Main Street in the CM4 District. Appeal is by
Mayor Goldway.
Background
The applicant proposes to construct a 2 story, 5,400 sq.ft.
commercial building on a vacant 9,300 sq.ft. site at the southwest
corner of Main and Marine. The first floor would consist of a
Mini-Mart and a store or office and the second floor would consist
of three offices. The Planning Commission's approval of the project
is appealed on the basis of failure to comply with requirements of
the 24ain Street plan.
Property Involved
The property involved consists of a 77' x 124' lot with frontage
on both Main and Marine. The property immediately to the south
is also vacant and situated in the City of Los Angeles. That
immediately to the west is currently in parking use. There is a
grade differential of about 2 z' between the two properties.
Further west, across Neilson Way, are Senior Citizens's residences
and a liquor store. To the north, across Marine, is the Charmer's
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JUL 6 1982
Mayor and City Council -2- July 6, 1982
Market and another vacant property. Development on the easterly
side of Main Street consists of a proposed restaurant with front
parking and a small law office with rear parking. Immediately south,
in Los Angeles, is the Mishkon Tephilo Temple.
Existing Zoning
Existing zoning is CM4 Special Main Street Commercial District.
Major requirements include a four story and 47' height limit, a
3.3 times buildable bulk limitation and a front yard equivalent
to 30 of the site area multiplied by the number of floors of the
structure. No side or rear yard is required...
Project Proposed
The project proposed consists of a two story, 22' high split faced
block building with Mission Tile Mansards on both street sides and
sheer split-faced block walls on the south and west sides where the
structure sits directly on the property lines of both adjoining
parcels. The building measures 31' x 113' on the first floor and
35' x 60' on the second. It is set back 8' from. Marine and 43'
from Main creating a 43' x 120' parking area with 13 parking spaces.
The first story has a 2,418 sq.ft. Mini-Mart and a 713 sq.ft. shop.
The second floor has 1,660 sq.ft. of offices. Total floor area is
5,250 sq.ft.
Parking
The parking requirement for a building of B,000 sq.ft. or less is
either 1 space per 300 sq.ft. of floor area or alternatively,
1 sq.ft. of parking for each sq.ft. of floor area. The proposed
Mayor and City Council- -3- July 6, 1982
building has 5,250 sq.ft. of floor area and the parking area is
5,408 sq.ft. so the code requirement is satisfied. On the basis of
1 space per 300 sq.ft. the requirement-would be 18 spaces.
Special Main Street Requirements
Special requirements applicable to Main Street projects include
"public invited uses" on the first floor, second floor retail must
be community oriented, a limitation of two restaurants per block,
no bars on ariy corners, .only 7 bars south of Ocean Park Boulevard,
pedestrian orientation with a minimum amount. of street frontage
improvements and a Conditional Use Permit for any single use in
excess of 8,600 sq.ft. or 75' of ground floor Main Street frontage..
Code or Planning Deficiencies
As proposed the project is deficient in the following respects:
1. Conditional Use Permit. Section 9119B3n requires issuance
of a Conditional 'Use Permit for any single occupancy or
contiguous, integrated use in excess of 75' of ground-floor
Main Street frontage. The proposed mini-mart is 78' in
length and appears to fall within this requirement.
2. Pedestrian Orientation. Under Section IB of Resolution
6368 300 of the Main Street frontage is required to be
improved with commercial space. The proposed project has
all the Main Street frontage devoted to parking or vehicle
access.
3. Landscaping. Section 9127J12 of the Screening Ordinance
requires a two-foot wide planting strip in front of the
parking lot wall facing Main Street.
Commission Action
Following Public Hearing oh June 21, 1982 the Planning Commission
approved the Interim Development Permit and requested the City Council
to withdraw the City's letter of opposition to the issuance of an
Mayor and City Council -4- Suly 6, 1982
off-sale liquor license for the proposed mini-mart. The vote by
the Commission was 5 to 2, at the hearing no one spoke in opposition
and three letters of support were submitted including one from the
Ocean Park Community Organization urging that merchandise sold in
the store meet the needs of nearby senior housing and consideration
be given to placing the building on the Main Street frontage rather
than as proposed.
Analysis
Review of the proposed project indicates no reasons it should not
comply substantially with the Main. Street requirements. The
proposed design is deficient in landscaping, pedestrian access and
a Conditional Use Permit-for a single occupancy of 78'. Additionally,
consideration must be given to the fact that the site is surrounded
on both sides by undeveloped parcels and the treatment of this piece
may set the pattern for others. Further, the market use may not always
exist while the development layout will be semi-permanent in whatever
form is approved.
Analysis of .possible alternatives indicates the proposed design is
the least effective in meeting the Man,,Street goals for pedestrian
orientation as well as parking and access. Siting the structure
any other way would meet the 30o frontage requirement of the CM4
District ahd in some cases improve parking, access or appearance.
A summary of the analysis is attached.
Alternatives
Under the provisions of the Interim Development Ordinance the City
Council may affirm, reverse or modify any determination of the
Mayor and City Council -5- July 6, 1982
Planning Commission in regard to an Interim Development Permit and
the decision of the Council shall be final.
Recommendation
It is respectfully recommended that the City Council grant the
appeal and request the applicant to redesign the project meeting
all requirements of Section 9119 of the Zoning Ordinance and
Resolution 6368 relating to building frontage with the following
special requirements:
1. That not less than 40% of the structure be devoted to a
convenience market offering a full line of grocery items
including fresh fruits and vegetables, but not necessarily
fresh meat or poultry.
2. That not more than 50 of the total shelf space be devoted
to display of alcoholic beverages.
Prepared by: James Lunsford
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June 22, 1982
James Lunsford,.Secretary
City Planning Commission
City of Santa Monica
'1685 Main Street
Santa Monica, California 90401
Dear Mr. Lunsford:
In accordance with the provision of Section 5e of.Ordinance
No. 1220 (CCS) I hereby appeal the decision of the City
Planning Commission in regard. to Interim Development Review
No. DR 083 at 3102 Main Street on the basis that the -
proposed project does not comply with the requirements of
the CN! District.
FRflNf: Linda
TO: Ruth
SLTBJEL`1': Complaint about a Liquor License
fay Miles of the Israel Levim Center (says you knour
her and gave her .your card] is complaining about
a property that will contain another store with a
liquor license. She did not know tfie name of the:
store, but fior some reason they are approaching
neighbors in the area. She says there is already
a liquor store called the Charmers at 3100 Neilsen,
and another ca77ed Davy Jones half a block dawn.
Vlhat with a Jewish Synagogue having .Hebrew classes
and a Catholic School on the block, not to mention
all the senior citizens, sha feels~it is bad news
to have another establishment with liquor license .
on that block. She even thinks it might be illegal:-
since it is so close to the school. She does not
know the address of the new place but that it is at
the frontage of Neilsen and Main. She would rather-
not have to come down here to testify, but hopes you
will do something to block this. -She would like you.
to call or write letting her know what you can or
will do, what you think about the situation.
Fay Miles, 39b-2403, 2800 ~Jeitsen X210
P.S. She called back. The phone number on the sign
of notice of intent to sell alcholic beverages
is 390-7838 with the name "Joe " mentioned, she
forgot to write the last name.:
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Ocean Park Community Organlzafion '
MEMORANGUM
Date: June 18, 1982
To: Herb Katz, Chairperson
Planning Commission
From: The Ocean Park Community Organization (OPCO}
Subject: DR 083--tJew commercial building proposed for 3102 Main St.
Represent-etives of the Ocean Park Community Organization met and reviewed
concept drawings of the proposed Main Street development on June 13th. We
strongly support the kind of neighborhood market proposed by Mr. Tovajian.
We find it to 6e consistent with the Main Street plan and our desire for
uses which meet the daily living needs of -Ocean Park residents. We-offer
.the following additional comments about the project for your consideration.: ,
1. That the merchandize soid in the market respond to the shopping needs of
senior citizens living in nearby Neilson Villa and the senior housing
project now under construction.
2. That consideration be given to placing the building along the Main Street
frontage with paving behind it. We are concerned that this development
together with the take-out barbecue store across the street will establish
a precedent for the southern portion of Clain Street significantly different-
from the pedestrian orientation along the majority of the street.
3. That whatever parking area is developed comply with the city's screening
ordinance scheduled to take effect next year.
4._ That a professionally designed landscape and automatic irrigation plan
be provided.
5. •That all signs comply with the ARB's interim guidelines.
6: That exterior lighting be sensitive to the surrounding area while also
providing security.
7. That street trees be added to the Marine Street frontage.
8. We are of differing opinions about the materials .used. Some believe that
brick which predominates along Main Street is more appropriate than spiif-
face block. Others point out that because the building is ail the way at
the south end of the street and concealed to some degree. by a mutti-story
building, a change in materials v:ould be unobtrusive.
9. That the the roof line continue to the south end of the two-story building.
portion, and. across the first floor stair enclose at the Marine Street
elevation.
237 Hil! Street, Santo Monica, California 90405 (213} 342-8461
x~J
In sum, we support the proposed use at Main and Marine Streets and urge
that you seek adequate responses to the above items.
Sincerely,
. ~~.nl ~~w~Q ~c~a,-~,
Marianne Boretz
Cb-Chair, OPCO.Steering Committee
cc: Ruth-Goldway
Jim Lunsford °
Stephen.Frew-
Mr. Tavajian
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Jim Lunsford
Director of Planing
City of Santa Monica
Dear Mr. Lunsford,
This letter is in response to the future development
of 3102 Main Street, Santa Monica. I have seen the plans
and discussed with Joseph Palazzolo the anticipated uses
- -
of the building. L_wish at this time to give my support
_:_ for this project. The: scale of the project is well-with _-
in keeping with the existing scale of Main Street and the
.Mini Market will be a significant benefit to the. street..
and more importantly to the community. I have been informed
that there is the possibility that the City may refuse the
market a Beer & wire License .based upon the adverse effect
such a Zicense may have upon the street. It is my belief
that the sale of packaged Beer & wine will have no .adverse
.impact on the street especially since (according to Mr.
Palazzolo?, the cheeper wine such as gorts & other sweet
wines: will not:be marketed. There are currently_Liquor -
Stores in the area which sell the types. of wine normally
associated with the transients occasionally found along
Main Street. There is no reason to believe that a market
handling Beer.& wine as a convenience to its patrons would
have any impact detrimental to the str
e
President
Main Street Mer ants Assoc.
g~ ~j g~ p'~ p ('~, ~! AUTHORIZED DEALER
SA~R~TT'S (l~~l-9~L~~1lA~~V1~1 FOAAMANA,CALORIC,
MAGIC CHEF, MAYTAG
AND APPLIANCES,• INC. AND WHIRLPOOL
_ 2936 MAIN STREET
- SANTA MONICA. CALIFORNIA 90405 -
Phone: 392-4108
June 18, 1982
To ; {9hom it may concern
Subject: Approvab of MIT Market, Main Street and Marine
Approximately twelveyears agb this city passed an ordinance
phasing out Mama. and-Papa Markets from residential. areas.
This caused a great hardship to many of our citizens that
had less mobility than average people, such as senior citizens
and the handicapped, .also an inconvenience for our very busy
working residents young and old alike. This gap has never been
filled in this area. Therefore I strongly encourage your, support -
for this full purpose mini-market that will provide a much
needed service in this community. I have seen the plans, they
are aesthetically pleasing and practical, with sufficent parking:
This market meets the 14iain Street Plan requirements. -.
Respectfully yours,
Yete Barrett
2936 Main Street
3 ~JrPp
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CITY Pr A~t~ING DEFART:+IE~dT ~I
CITY O^ SANTA MONICA
M E AI C R A M D CI , i
DrTE; June 21, 1982
TC: Honorable, Planning Commission
FROM: Planning, Staff
SUBJECT: DR 083, Construction of Comr-nercial-Building,
3102 Maim Street, CM4, P^ichael T, Toumajian.
_-_ ,_
This is an application for an Interim Development. Permit to
construct a 5,400 sq.ft. com~-nercial building in the Ci<4
District to be located at 3102 I°iain Street. -
Description. The development involves the construction of a
2 stt~ry wood frame building. The first story caill contain a
2,418 aq.ft. Mi-T-mart market and a 713 sq.ft. store for.
Tease. The second story has 1,6fi0 sq.ft. divided up isrto 3
offices. There are 13 parking spaces located in a pz:.r'cing
lot along the frdnt of the building which faces i`9ain Street.
The development is located on a 9,300 sq.ft. site 73.47 feet
deep with 124.5 foot frontage along Main Street. The southarly
property line of the site borders the City cf Los ~nge)_es and
a commercial parking lot, Marine Street is ±o the north and a
cornrnerci~l parking_ of is to the west. The-City requires an
8 foot street dedication along Marine Street a?inich can be used
-for. h ndscaping_and parking.
-Code and:Gui_d.~:1.}ne Considerztien. __The_propos°c3 market, store
and offices are a permitted use in CM4 District and the building
falls oxithin the. requirements of the develop•:sent standards for
the. District. For commercial developments under 8,OO~ sq.ft.
the code requires a equal. amount of square footage in parking
area aS tO the tOtdl grOSS floor dreg tO 47h1ch thls deJelOpT.en"t.
con°orms.
Section, 9119A3r. requires a conditional use permit for a single
occupancy in excess of 75 feet fcr ground floor :-ain Streit
frontages. Section 9127J1a rewires texo fiat Bride strip of
la.,.dscapinq in front of the tc•all along the par.,~in lot. ~aci°,
Main Street. Resole-.tion 5365 Sec~ion 1T3 required that a
ininixnuri of 300 of the street frontage of -the ne.+* construction
be imy~rov~d e:ith pedestrian oriented corrvr,erci.al space .for the
proposed site.
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Recommendation. Should the foregoing 3 deficiencies be mitigated
it is respectfully reco:nm~nded that the application for the
Interim Development Permit be approved. on the basis that:
1. The development is consistent with t'rie findinRS and
purpose_of Ordinance 1220(CCS). '
2. The development is consistent with present.interim
development standards.
3. The existing and/or pry o~edrights-of-tray for both
pedestrian and autombile traff~c gill be adequate to accommodate
the anticipated results of the proposed development including
off-street parking facilities and access thereto.
4. The existing and/qr proposes public an•~/ar private
health end safety facilities (inch~dir.g, but rot limited to,
.sanitation, se:~rers, storm drains, fire protection devices, -
protective services, and public utilities) twill be adequate to
accommodate the anticipated results of the proposed development.
5. The proposed plans compl_c with existing regulations
contained in the Municipal Code.
Conditions.
A. That in the event that the City of San~.a Monica prevail
in the case of the United Brotherhood of Ca p~.aers-and Joinders,
an-Arts and Social Services`'fee of $2,627.70 e due and payable
90-'nays after the City of Santa Scnica is no longer subject to
the injunction..
B.- That na alcoholic beverage license be issued to the
Market. -
C. That`an affidavit be `executed to the effect that the
lease store space be limited to a public invited establishment a
only.
Respectfully submitted,
n.
'. - _
ex -0 er Pcn
Associate Planner
RO:nh
~,
Jim`Lunsford
Director of Planing --
City of Santa Monica
°) ,_
Dear Mr. Lunsford, '~
This letter is in response to the future development
of 31Q2 Main Street, Santa Monica. I have seen the plans.
and discussed with Joseph Palazzolo. the anticipated uses
of the building.. I wish at this time to give my support.
for this project. The scale of the project is well with
in keeping with the existing scale of Main .Street and the
Mini Market will be a significant benefit to the street
and more importantly to the community. I have been informed
that there is the possibility that the City may refuse the
market a Beer &-Wine License-based upon-the adverse effect
such a License may have upon the street. It is my belief
that the sale of packaged.Beer & Wine will have no .adverse
impact on the street especially since (according to Mr.
Palazzolo), the cheeper wine such as ports& other sweet
wines will not be marketed. There are currently Liquor.
.Stores in the area which-sell. the types of wine normally
associated with the transients occasionally found along
Main Street. There is no reason to believe that a market
handling Beer & Wine as a convenience to its patrons would
have any impact. detrimental to the stmt. n
Ps~sident
Main Street
Assoc.
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3102 Main Street
THE FACTS
1 The proposed use meets all the zoning and planing requirements
of the City.
2 The proposed use achieves the single most sought after goal of
the Main Street Planing Group..
3 The proposed use is sited at the best possible location so as
to have no adverse impact upon neighboring residential or
commercial uses, yet it is located at the most convenient
for thoes who need it most.
4 The proposed use is offering the community a greater diversity.
of every day market items than found any on the Street, all in
one location. (The proposed use is offering in excess of 2500
of non alcholic item floor space/display area than. the single
largest existing supplier of every day market items now on the
Street. (Surf Liqour - approximately ?mile north)
5 The proposal is offering moderation of scale.. (The surrounding
vacant Santa Monica properties intend 4 story structures,)
6 That to deny the proposed use is to effectively encourage the
proliferation of specialty stores (Charmers, One Life) and
ligour stores with very limited product lines.
7 The propose3 use is overwhelmingly endorsed by the residents
in the immediate area.
8 The proposed use is offering the convienence of 24 hour opper-,
ation to service an area with a population of 21,900 with in a
3/4 mile radius. (1980 .census)
9 That no statistics have been provided which would allow one to
make a finding that the proposed use would create any greater
burden on the police department than the existing uses in the
area. (I spoke to the opperator/franchisee of the 7-11 or.
Wilshire Bl. In 4 years of opperation he has had no robberys
and one burgulary (his office). His problem with bums is no
greater in the night time hours than in the day time.)
Respectfully~bmitted
~~ ;
Joseph~Palazzolc
(20755 C.C.P.)
STATE OF CALIrORNIA,
County of Los Angeles,
I am a citizen of the United States and a
resident of the County aforesaid; I am over
the age of eighteen years, and not a party to
or interested in the above entitled matter. I
am the principal clerk of the printer of the
EVF,NlNG ODTIAOC
................... ... .............................
a ner~spaper of general urculation, printed
daily except Sl:nday
and published ..................................
in the City of ....... SAi7TA MONICA
...................
County of Los Angeles, and which
newspaper has been adjudged a newspaper
of general circulation by the Superior Court
of the County of Los Angeles, State of
California, under ttre date of_J~u. 26 19 .31,
Case Number ._ 314319_,,.,; that the notice,
of which the annexed is a printed copy (sat
in type not smaller than nonpareil}, has
been published in each regular and entire
issue of said newspaper and not in any
supplement thereof on the following dates,
to-w'rt: 7t2n2 ~~
ail in the year 1982
I certify (or declare) under penalty of
perjury that the foregoing is true and
correct.
Dated at SANTA HOPIICA
Califcrnia: this v"'?° ~° 1482
/!]'~ Signature
Pree opies ai ibis blank form may be secured from:
CAl,IFGRf^l!A P~r7P~SPAf~9=R SERYiCE
Legal Advertisin Clearing I-louse
South Spring St., Lcs Angeles, Calif. 90012
Te1ez!t:o:st--: i'_S-Zi4i
F!?ast regveSt GrA_= "oF 9ublicaPion
space is for the County Clerk's friling Stamp
22
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Proof of Publication of
........? NOTICE OF A PUBLIC IIEARiNG ON _9ni AP-
PEAL FRflM THE DETERMINATION OF TIIE
SANTA AIOMCA .CITY. PLANNING.': °„'fl:17_
....... AiIISSION ON AN APPLICATIt3N FOR Afii L*d- '.
TERLi3 DEYELOPidENT PERbIIT: iT?~v~R :.
-THE PR0415ION5 OF THE CI'T4"S FidT.EI`Iilyl
DEVELOPbIENT ORDINANCE,
OFFICIAL NOTICE is hereby given that tt P
Santa Aionica City Council will hold a Public
Hearing on July 6, 1982 on an Appeal from fhe
determination of the City Planriin Cornrn,ssipn ,
granting an Interim Development Permit fo.* a '!
proposed Mini-Mart and commercial but?ding at
3102 Main Street, Santa Monicain the CiyI4 Special -
Main Street Commercial District: Appeal is on '_
.the basis of the project's failure to comply with l
sliecific requirements of the Cb14 District
Purpose of the hearing into obtain testimony for
or against the appeal
TIME.: TUESDAY, NLl S, 1982 AT 7:36 P.t~i.
PLACE:- COUiYCIL CHAi4iBER, CITY.IIALL,
ROOM 213; SS85 MAIN STRE$T, SAN2'A
fiIONICA, CALIFORNIA.
}.
`l
Any interestedpersoir may appear in person or by _
'..agent and be heard.Vritten communication may
be addressed to-.the Planning Commission a' the .
above address. Plans of the proposed 'develop-
ment are available for review in the City Ftanning ,;
Department, Room .222, Santa Monica-City IiaH. -
cIT~° caliivrlla - <
'- eITY of sA~tra ~a~ic~ .;
BY: CONNIE PalcNi/ELY, City Clerk ';
APPROVED AS Tfl : OF'a`d~
ROBERT ~4I. MYERS, City Aftbrray ;
Purchase Order No: =88rr`,
Pub. June 2&1982:
I. ~.., ~~
/ /
CITY OF SANTA loIONICA
DATE: June 24, 1982
Tp: Jim Lunsford, Director of Planning & Zoning
FROIVI: Mark Tigan, Director of Community & Economic Development ~ '
~~~
ST~BJECT• Mini-Mart Proposal for Main Street
I assume that ,you will prepare a staff report on this issue.
I would like to see a copy of the draft so we can discuss it.
MT:mh
CITY OP SANTA MONICA
~~~~~~ ~~
ATE: June 22, 1982
>; John Alschuler, City Manager
.Mark Tigan, Director of Community and Economic Development
~pyf• J. W. Lunsford, Director of Planning
iBJECT• Planning Commission Action
On June 21, 1982 the Planning Commission approved a motion
requesting the City Council consider withdrawing the
automatic protest of an off premise beer and wine license
for a proposed new Mini-Mart on Main Street and that it be
considered by the Council on June 22nd:
A staff report is attached if the matter is considered by
the Council.
JWL:nh
Additional
attachments
available for review
in City Clerk's
Office.