TO:
Honorable Mayor and Members of the City Council
THROUGH:
Bruce Moe, Acting City Manager
FROM:
Richard Thompson, Director of Community Development
Eric Haaland, Associate Planner
SUBJECT:Title
Planning Commission Approval of a Use Permit and Coastal Development Permit for Proposed Construction of a New Building with Small On-site Production and Retail Sales of Handmade Chocolate at 324-326 13th Street. The Project also includes a three-foot Balcony Projection into the Public Right-of-way (Community Development Director Thompson).
APPROVE
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Recommended Action
RECOMMENDATION:
Staff recommends that the City Council receive and file the decision of the Planning Commission, and approve a three-foot balcony encroachment into the public right-of-way, subject to certain conditions.
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FISCAL IMPLICATIONS:
There are no fiscal implications associated with the recommended action.
DISCUSSION:
The Planning Commission, at its regular meeting of June 11, 2014, APPROVED (5-0) a Use Permit and Coastal Development Permit for an existing 1,000 square-foot 2-story duplex building to be demolished, and the site to be redeveloped with a 1,900 square-foot, 2-story building with a retail component in front, at street level The Use Permit is needed to allow the chocolate manufacturing (Small-scale Custom Industry) use in the Downtown Commercial zone. The majority of the proposed building would be devoted to roasting cocoa beans and other chocolate production activities, but the majority of the street-abutting floor area would be accessible to customers and visitors from the 13th Street sidewalk, which is consistent with goals and policies for Downtown promoting pedestrian oriented businesses and designs. Removing the existing duplex driveway, restoring a standard sidewalk, and providing added street parking, also enhance the developing retail character of the subject area.
The project also includes a projection of the middle portion of an upper balcony which encroaches three feet into the 13th Street right-of-way. A somewhat similar balcony encroachment proposed at 117 Manhattan Beach Boulevard (Strand House) was ultimately approved by the City Council in 2011, which is adjacent to a neighboring, long pre-existing, balcony encroachment at 125 Manhattan Beach Boulevard. Those balcony encroachments are cantilevered directly above the public sidewalk, however, the subject proposal does not extend above the sidewalk since there is four feet of additional right-of-way beyond the sidewalk at this location.
The Planning Commission supported the project finding that it will not be detrimental to the surrounding area, adds to the mixed nature of downtown architectural design, provides articulation through columns, balconies and a pitched roof, and enhances pedestrian orientation with driveway removal and ground floor retail frontage. Although the proposed balcony encroachment can only be approved by the City Council, the Planning Commission supported its design and appearance, and recommended its approval. The Commission imposed restrictions on hours, chocolate tasting, and other typical commercial items. The Planning Commission received no comments in response to the public hearing notice.
ALTERNATIVES:
1. Remove this item from the Consent Calendar, appeal the decision of the Planning Commission, and direct that a public hearing be scheduled
2. Remove this item from the Consent Calendar, deny the proposed balcony encroachment, and accept the Planning Commission's approval with a revised or eliminated encroachment.
Attachments:
1. Resolution No. PC 14-09
2. Draft Planning Commission Minutes, dated 6/11/14
3. Planning Commission Staff Report and Attachments, dated 6/11/14
4. Plans