SUBJECT:
RECONSIDERATION OF CONDITIONAL USE PERMIT AMENDMENT 98-9
(CONTINUED FROM SEPTEMBER 14, 1999 MEETING)
LOCATION:
1100 THE STRAND
APPLICANT:
PETER MANGURIAN
REQUEST:
TO ALLOW ON-SALE GENERAL ALCOHOL, LIVE ENTERTAINMENT AND A
DANCE FLOOR IN CONJUNCTION WITH AN EXISTING RESTAURANT WITH
ON-SALE BEER AND WINE
Planning Commission Recommendation:
Deny Conditional Use Permit Amendment 98-9
Background:
-
ZONING: C-2, Restricted Commercial
- GENERAL PLAN: General Commercial
- FLOOR AREA: 5,500 Square Feet (Approximately)
- PARKING: 23 Spaces (4 In Tandem)
- ENVIRONMENTAL DETERMINATION: Mitigated Negative
Declaration
In 1985, the City Council granted on appeal a Conditional
Use Permit (CUP) for beer and wine in conjunction with a
restaurant at the subject location. In 1988, the Planning
Commission granted an amendment to the existing CUP to expand
floor space of the restaurant by adding 2,000 square feet of
open-air seating. In 1989, the Planning Commission approved an
amendment to enclose the outside dining area. In 1993, the City
Council, on appeal, approved an amendment to allow On-sale
General Alcohol, live entertainment, and 24-hour operation of
the facility. The applicant never fully exercised the CUP
(never applied for or obtained an ABC license for full alcohol)
and never recorded the CUP or returned a signed affidavit by
the property owner indicating acceptance of all the Conditions
of Approval within the allowable time period prescribed in the
Zone Code (two years) and the original permit expired.
Recordation of Conditions of Approval and a signed affidavit
from the property owner is required for all discretionary
permits. The City Attorney has reviewed the matter of the
expiration of the permit based on the applicant’s failure
to submit the required signed affidavit, failure to record the
of Conditions of Approval and failure to exercise the CUP and
found that the applicant does not currently have a valid
permit. (See Attachment No 3).
On January 19, 1999 the applicant filed the subject CUP
Amendment and requested continuation over the following two
months. On March 16, 1999, the Planning Commission directed
that the project be renoticed as three months had passed since
the original project application. The City Attorney further
advised that a new notice be prepared for the April meeting for
environmental clearance of the project. At the May 17, 1999
meeting, the Planning Commission conducted a public hearing and
denied the request which is the subject of the appeal by the
applicant. The City Council considered the matter on September
14, 1999 and continued it to the October 26, 1999 meeting at
the applicant’s request.
Analysis:
The owner submitted an application to amend an existing CUP
for full service alcohol and provided plans indicating a new
dance floor and a piano bar. Live entertainment requires a
Conditional Use Permit and the applicant was advised that the
CUP application must include a request for live entertainment.
No expansion of the facilities is proposed. The applicant is
proposing to alter the interior of the existing restaurant with
respect to the seating arrangement (no increase in occupancy)
and to add a bar area and a piano for live entertainment. The
subject building is located within the downtown district and is
suitable for the proposed use. It is similar to other
restaurants in the area which have live entertainment. However,
the use is located approximately ½ block to the south of
the westerly end of Pier Plaza, and there is the potential that
the added noise from live entertainment may present a problem
for surrounding residents. At the previous hearings on this
matter before Planning Commission, several residents complained
that noise and disturbances from restaurants at closing time
have created a nuisance in the area, though the complaints were
not necessarily connected to the operation of Scotty’s
restaurant. They also expressed concern about the number of
alcohol/entertainment type establishments in the downtown area.
In response to the complaint, staff updated a survey of
downtown businesses serving alcohol along Lower Pier Avenue and
Hermosa Avenue and found that the actual number of such
businesses or ABC licenses only increased by five over the last
four years. (Please see attached survey.) Staff felt that based
upon the survey information that the problem of noise generated
by proposed live entertainment could be addressed with
appropriate mitigation measures. This would require relocating
the piano bar from the proposed location within a glass patio
enclosure which contains sliding glass windows and installing
an air conditioning system and double-glazed windows to
minimize sound transmission outside the restaurant. Staff also
recommended that approval be conditioned upon Planning
Commission review of the business after six months of operation
in order to assess compliance with the CUP Amendment. The
Planning Commission, however, that felt that noise could not be
adequately mitigated even with these measures and that the
proximity of the restaurant to residential to the south would
create an on-going conflict.
On September 27, 1999 the applicant’s representative
submitted a letter requesting that the City reconsider the
position that the original project CUP approved in 1993 was
invalid. The City Attorney reaffirms that the 1993 CUP is
invalid in his letter of October 8, 1999. (Please see
Attachment 7.)
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Attachments
RESOLUTION NO. 99-
A RESOLUTION OF THE CITY COUNCIL OF HERMOSA BEACH,
CALIFORNIA, SUSTAINING PLANNING COMMISSION’S DENIAL OF A
CONDITIONAL USE PERMIT AMENDMENT REQUEST FOR ALTERATIONS TO AN
EXISTING RESTAURANT TO INCLUDE A DANCE FLOOR, FOR GENERAL
ALCOHOL SALES, AND FOR LIVE ENTERTAINMENT IN CONJUNCTION WITH A
RESTAURANT AT 1100 THE STRAND, AND LEGALLY DESCRIBED AS LOTS
1-4, BLOCK 12 HERMOSA BEACH TRACT.
WHEREAS, the City Council held a public
hearing on October 26, 1999, to consider an appeal of the
Planning Commission’s decision to deny the subject
Conditional Use Permit Amendment, and to consider oral and
written testimony on the matter;
WHEREAS, the Planning Commission held a
public hearing on the Conditional Use Permit, at their meeting
of May 17, 1999, and denied the request subject to conditions
as contained in Planning Commission Resolution 99-26;
WHEREAS, after considering the decision of
the Planning Commission and their record of decision, and the
testimony at the public hearing, the City Council agrees with
the Planning Commission, and agrees with the findings contained
within Planning Commission Resolution 99-26, which are
incorporated herein by reference;
NOW, THEREFORE, BE IT RESOLVED THAT THE CITY
COUNCIL DOES HEREBY SUSTAIN THE DECISION OF THE PLANNING
COMMISSION TO DENY A CONDITIONAL USE PERMIT AS SET FORTH IN
P.C. RESOLUTION 99-26.
PASSED, APPROVED, and ADOPTED this 26th
Day of October, 1999,
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