Administrative
Report
J.1., File # HC22-5086 Meeting Date: 11/14/2022
TO: HARBOR COMMISSION
FROM: ANTONTIO GARDEA, SENIOR PLANNER
TITLE
Consideration of an Exemption Declaration and Conditional Use Permit and Coastal Development Permit to allow the expansion of an existing restaurant into an adjacent tenant space on a property located within a Coastal Commercial (CC-1) zone at 136 International Boardwalk.
RECOMMENDATION
1. Open public hearing, receive and file all documents, and correspondence on the proposed project;
2. Accept all testimony from staff, applicant and the public, and deliberate;
3. Close public hearing; and
4. Adopt Resolution No. HCR-2022-10-01 by title only approving an Exemption Declaration and granting the Conditional Use Permit and Coastal Development Permit to allow the expansion and operation of a restaurant on a property located within a Coastal Commercial (CC-1) zone at 136 International Boardwalk, subject to the plans and applications submitted, and the findings and conditions contained therein.
BACKGROUND
The project requires both a Coastal Development Permit and a Conditional Use Permit. A Coastal Development Permit (CDP) is required for any development that intensifies an existing land use (RBMC 10-5.2208 (a) (2)). The restaurant operates as a legal nonconforming use because it predates the requirement for a Conditional Use Permit (RBMC 10-5.810). Building Division review of the tenant improvement permits is pending the outcome of the following applications. The existing tenant space has operated as a restaurant even before the pier damage that occurred in 1988.
Project Barley Taps & Grill is classified as a bona-fide restaurant and seeking to expand the seating area into the neighboring tenant space. The simple menu consists of burgers, sandwiches, pizza, fries, and deserts, as well as beer, wine and soft drinks.
Conditional Use Permit
In the Coastal Commercial CC-1 zone, restaurants require approval of a Conditional Use Permit (CUP). The purpose of a CUP is to ensure that proposed use is compatible with surrounding properties and consistent with the public health, safety, and welfare of the City.
Coastal Development Permit
The expansion of the existing restaurant involves an intensification of use of the abutting tenant space which is located seaward of the mean high tide line. The greater parking ratio is an indicator of a more intense use. The CDP process ensures that any development within the Coastal Zone
J.1., File # HC22-5086 Meeting Date: 11/14/2022
a more intense use. The CDP process ensures that any development within the Coastal Zone conforms to the policies and procedures of the California Coastal Act and the City of Redondo Beach Certified Land Use Plan (i.e. Local Coastal Plan).
Entertainment permits are considered by the City Council at noticed public hearings. Level One Entertainment Permits have been granted in the past without any complaints or reported incidents.
Entertainment permits are subject to annual review/renewal EVALUATION OF REQUEST:
Typically, there are three areas that are considered for potential externalities, noise, odors, and parking impacts. In this instance the restaurant will continue to operate for the most part within the existing footprint with the existing facilities. Since there are no changes to existing kitchen or preparation areas, no adverse impacts regarding odors are anticipated. Staff contacted the Police Department to inquire about noise complaints and none had been received since the new business owner took over operating this tenant space. The expansion only involves expansion into the neighboring retail space to add 20 more seats, specifically, five, ‘4-tops’ would be accommodated.
Parking
The ratio for restaurants is substantially greater than the commercial ratio, which is the primary determinant of an intensification of use. A finding that the site can accommodate the required parking and loading for the proposed use is required for approval of the CUP.
The existing tenant space is approximately 1,000 square feet in size and the proposed expansion into a portion of the abutting tenant space is approximately 300 square feet in size. The neighboring tenant space is a retail use. Based on a ratio of one parking space per 250 square feet of building area, one parking space would be assigned. The use of the space for a restaurant would increase the parking required to a minimum of four (4) parking spaces. Thus, the expansion requires a net of three (3) additional parking spaces for the use. The Fisherman’s Wharf project indicates that there are 216 parking spaces in excess of the code required parking for the existing uses, including the tenant spaces along the International Boardwalk (Shared Parking Analysis by KOA 2/16/22). The additional parking demand can therefore be easily accommodated.
Coastal Development Permit
The proposed restaurant expansion conforms with the Local Coastal Plan (LCP) as it does not impede public access along the water’s edge as specified in the Pier reconstruction plan and complies with the recreation and economic development policies of the Coastal Act. Because the proposed restaurant expansion is within an existing tenant space, the continuous public access provided along the seaward side of the International Boardwalk is maintained and not impeded. As noted below, the restaurant expansion is exempt from California Environmental Quality Act (CEQA) review and supports the policies and objectives of the LCP.
CONCLUSION:
The continued operation and expansion of an existing restaurant conforms to the City’s General Plan and the Coastal Land Use Implementation Ordinance. Restaurants are conditionally permitted uses in the CC-1 zone. As noted in the attached Resolution, the proposed expansion of the existing restaurant into the neighboring tenant space is consistent with the community’s desire to
J.1., File # HC22-5086 Meeting Date: 11/14/2022
restaurant into the neighboring tenant space is consistent with the community’s desire to accommodate a variety of visitor serving uses that are oriented to meet the needs of coastal visitors and residents seeking recreational activities. The restaurant use is considered ancillary to the primary visitor serving uses on the Pier and does not conflict with Coastal access and recreation policies. The proposed project improves the City’s overall quality of life and enhances the Redondo Beach Pier by expanding the dining opportunities to residents and visitors. Project Barley has operated in the existing tenant space since September 2021. Staff recommends adopting the attached resolution with the findings in support of granting the land use entitlements.
ENVIRONMENTAL STATUS:
Pursuant to the California Environmental Quality Act (CEQA), Section 15301 (Class 1 Exemption - Existing Facilities) of the Guidelines, the proposed project is categorically exempt from the preparation of environmental analyses.
ATTACHMENTS
1. CEQA Exemption Declaration
2. Resolution
3. Application
4. Drawings (Floor Plan)
5. Fisherman’s Wharf Project Shared Parking Analysis Technical Memorandum (2/16/2022
6. Power Pt. Presentation