CITY OF MANHATTAN BEACH
1400 Highland Avenue, Manhattan Beach, CA 90266
Department of Community Development
www.manhattanbeach.gov • [email protected] • (310) 802-5020
March 25, 2022
NOTICE OF COASTAL DEVELOPMENT PERMIT EXEMPTION
The City of Manhattan Beach has determined that the project described below, located in the City’s Coastal Zone, is exempt from the requirement for a Coastal Development Permit.
Project Location: 903 Manhattan Avenue between 9th Street and 9th Place, Manhattan Beach
Project Applicant: Mark Fernandez, Applicant
Golden Property Development, LLC
20025 E. Country Hollow Drive
Project Description:
Arthur J is an existing restaurant located at 903 Manhattan Avenue in Manhattan Beach, California. The property is zoned Downtown Commercial (CD), located within Area District III and the appealable portion of the coastal zone. The building in which the subject restaurant is located houses two tenants, the subject restaurant and a dry cleaner, and is served by four on-site parking spaces. The subject restaurant operates under an approved use permit issued in 1983 (see attached) for a restaurant use with an on-site general alcohol license and permission for live entertainment within an existing commercial building. The applicant, Golden Property Development, LLC, proposes to amend their use permit and expand Arthur J restaurant into the existing, adjacent 1,200 square-foot commercial tenant space, currently occupied by the dry cleaner tenant. The existing floor area previously occupied by the dry cleaner would be replaced with a private dining area, a service area, storage, and a new restroom operated by Arthur J restaurant.
The proposed expansion of the restaurant into an existing, adjacent commercial space does not increase the existing building’s footprint; nor does the expansion into the existing adjacent commercial space prompt a requirement to provide additional parking spaces pursuant to Section A.64.050 of the City’s Local Coastal Program (LCP). Section A.64.050 states that, in the City’s Downtown Commercial (CD) zoning district, if the floor area factor of a site is less than 1:1, which is the case for the subject site, no parking is required for the site. Floor area factor is defined as the ratio of square-footage of buildable floor area to lot area. In the case of the subject site, with a total, existing buildable floor area of 4,897 square feet and a lot size of 5,380 square feet, the floor area factor of the site is less than 1:1 and no parking is required. Furthermore, the proposed restaurant expansion would not increase the buildable floor area on the site, thus, maintaining a floor area factor below 1:1, and not triggering a requirement for additional parking spaces.
Based on the determination that: (a) the project proposes replacing one commercial use with another commercial use in an existing space; (b) the project does not propose an expansion of the building footprint; and (c) the project does not require additional parking spaces, staff has determined that there is no intensification of use; therefore, the project is exempt from a Coastal Development Permit.
Furthermore, the project will not impact public access to the coastal area and beach, as no exterior changes are proposed to the existing structure.
Determination:
The City of Manhattan Beach hereby determines that the project is exempt from the requirement for a Coastal Development Permit pursuant to Chapter A.96.050(B) Exemptions/categorical exclusions - Existing Structures Other than Single-Family Residences or Public Works Facilities of the Manhattan Beach Local Coastal Program Implementation Program.
Final Action Body: Planning Commission: _____ City Council: _____ Planning Division (Administrative): __X__
________________________________
Carrie Tai, AICP
Community Development Director
Copies of this notice have also been sent via first-class mail to:
-Project Applicant
Attachments:
1. 1983 Use Permit
2. Proposed Plans