TO:
Honorable Mayor and Members of the City Council
THROUGH:
David N. Carmany, City Manager
FROM:
Richard Thompson, Director of Community Development Department
Laurie B. Jester, Planning Manager
Antonio Gardea, Assistant Planner
SUBJECT:Title
Planning Commission Approval of a Use Permit for an Eating and Drinking Establishment / Restaurant (Leafy Greens) at 308 Manhattan Beach Boulevard.
RECEIVE AND FILE
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Recommended Action
RECOMMENDATION:
Staff recommends that the City Council receive and file the Planning Commission’s approval of Resolution PC 13-01 granting a Use Permit for an Eating and Drinking Establishment / Restaurant (Leafy Greens) located at 308 Manhattan Beach Boulevard.
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FISCAL IMPLICATIONS:
There are no fiscal implications associated with the recommended action.
BACKGROUND:
The existing business, Leafy Greens, was originally established as a Food and Beverage Sales Use, which is permitted by right in the Downtown Commercial District (CD zone). Food and beverage sales uses are defined as retail sales for off-site consumption. The business occupies a 1,250-square foot tenant space in a single-story commercial building. The business focuses on sales of self-prepared salads and soups consumed off site. The applicant is proposing to change the façade of the building and provide incidental seating to allow patrons to eat meals on site. Because of the number and square footage of the seating area, the use is classified as an Eating and Drinking Establishment (Restaurant), which require approval of a Use Permit.
DISCUSSION:
The Use Permit for an Eating and Drinking Establishment is necessary to make storefront modifications and create spaces for customer seating. Food and Beverage Sales use are only allowed to have a customer service area of 300 square feet or ten percent of the store area with seating limited to four people. The owner of Leafy Greens, Rich Weber, is requesting approval of seating for a maximum of 16 customers.
The façade of the building would be modified to create a recessed entry and outdoor front dining area. The counter would remain in the existing location to allow four people to sit at stools near the sidewalk and a pair of tables behind this counter area would accommodate four more people. Four more tables with seating for eight customers would be located within the building.
On February 13, 2013, the Planning Commission conducted a public hearing for the Use Permit application. Several members of the public, as well as the business owner, spoke in favor of the requested permit. The Planning Commissioners asked questions regarding the parking requirements, the configuration of the tenant space, and the specific number of tables and chairs proposed. No parking is required for non-residential uses in Downtown Commercial district in buildings with a floor area factor of less than 1:1 ratio. So this building does not require parking. In addition, a Coastal Permit is not required because the façade changes do not increase the size of the existing tenant space. A condition of approval was included that a barrier be constructed between the sidewalk and the business to separate the outdoor dining area from the sidewalk. Other conditions limit the business to primarily food to go with limited seating, no entertainment, no sales of alcoholic beverages, limited hours of operation (11-9 Monday through Thursday, and 11-8 Friday through Sunday), trash enclosure, and the kitchen is primarily for food preparation not cooking. The Commissioners stated that they supported the business and recognized the need for a small amount of customer seating. The Commission voted 4:0:1 to approve the Use Permit.
The proposed project is consistent with the goals and policies of the City’s General Plan. Approval of the Use Permit for an Eating and Drinking Establishment helps support this small, locally-owned business that adds to the diverse mix of businesses in the Downtown Commercial district. By allowing the building façade to be modified to provide customer seating outdoors, approval of the project enhances the pedestrian activity in the downtown area. These findings, as well as the Land Use Element goals that are supported by the project, are included in the attached Planning Commission Resolution.
CONCLUSION:
Staff recommends that the City Council receive and file the Planning Commission’s approval of Resolution PC 13-01 granting the Use Permit for the Eating and Drinking Establishment (Leafy Greens) located at 308 Manhattan Beach Boulevard.
Attachments:
1. Planning Commission Resolution PC 13-01
2. Planning Commission Staff Report and Attachments of February 13, 2013
3. Planning Commission Minutes of February 13, 2013
4. Applicant's Presentation