SUBJECT: RECONSIDERATION OF PLANNING COMMISSION APPROVAL FOR A CONDITIONAL USE PERMIT FOR ON-SALE BEER AND WINE IN CONNECTION WITH A 405 SQUARE FOOT ADDITION TO A RESTAURANT - 1031 HERMOSA AVENUE – ALFREDO’S RESTAURANT.

 

Planning Commission Recommendation:

That the City Council direct staff as deemed appropriate.

 

Background:

Project Information :

• Zoning: C-2 Restricted Commercial
• General Plan General Commercial
• Lot Size: 7,885 Square Feet
• Building Area: 1,485 Square Feet (Existing building & enclosed patio)
• Outdoor Seating: 260 Square Feet
  Parking: 17 Spaces (1:100 Square Feet of Gross Floor Area)

On February 18, 1997 the Planning Commission approved Conditional Use Permit (C.U.P.) 96-16 to allow a coffee/ snack shop (Java Centrale) at a reduced parking ratio consistent with off-street parking requirements under Section 17.44.030 (o) of the Zone Code. The snack shop was replaced by another use (Island Chicken) and is currently vacant.

On April 18, 2000 the Planning Commission approved a Parking Plan to reconfigure the parking area of the subject property and to accommodate a 650 square foot outdoor patio addition (P.C. Resolution No. 00-22.). The reconfigured plan was subsequently revised to provide the full complement of required parking (17 parking spaces) for a restaurant. The Parking Plan is currently in effect and the owner is making parking lot improvements pursuant to the approved revised plan.

On September 19, 2000 the Planning Commission approved C.U.P. 00-22 for on-sale beer and wine and to enclose a portion of the outdoor patio in order to create 405 square feet of new building area and 260 square feet of outdoor patio seating. This C.U.P is the subject of the Council reconsideration. The Commission determined that the proposed use was consistent with the zone and General Plan which provides for restaurant, retail and entertainment uses in the downtown. While discretionary permits are not required to add 405 square feet of new building area and 260 square feet of new patio area ¹ use of the patio for outdoor dining must be approved under a Conditional Use Permit and a Coastal Permit is required for the building and patio enclosure.

 

Analysis:

The applicant is proposing to provide a full service restaurant with on-sale beer and wine in a 1,745 square foot facility (260 square feet of outdoor patio). The owner has indicated that he plans to operate a mid-priced restaurant and operates three similar facilities in Lomita and Carson.

There is no bar area in the restaurant which seat 64 customers at tables or counters. An outdoor patio seats 18. (Please see attached floor plan.) The Planning Commission restricted the operating hours for the outdoor patio from 7:00 a.m. to 11:00 p.m. Sunday through Thursday and between 7:00 a.m. and 12:00 Midnight on Friday and Saturday and prohibited outdoor music on the patio after 10:00 p.m. daily.

If the City Council chooses to deny the application for beer and wine, it can separate the issues of the C.U.P. for on-sale alcohol and the C.U.P. for outdoor dining in order to permit the owner to proceed with property improvements and utilize the outdoor patio dining area.

Notes:

1. Expansions greater than 1500 square feet require a Precise Development Plan.

There are currently 12 businesses on Pier Plaza with on-sale or off-sale alcohol and 17 businesses on Hermosa Avenue with on-sale or off-sale alcohol. (Please see attached list.). Pier Plaza is comprised of 35 businesses along one block and Hermosa Avenue is comprised of 70 businesses along 4½ half blocks of the downtown. Overall there has been no net increase in ABC licenses on Pier Plaza since 1994 (when the downtown revitalization commenced) and a net increase of 6 ABC licenses along Hermosa Avenue in the downtown during the same period.

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