HomeMy WebLinkAbout1993-05-19; Design Review Board; ; RP 85-01BAPPLICATION COMPLETE DATE:
MARCH 23. 1993
STAFF PLANNER: ANNE HYSONG
STAFF REPORT
'I:
DATE: MAY 19, 1993
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBJECT: RP BS-ICB) THR AT.T.RY - Request for approval of an amendment to a minor
redevelopment permit allowing the expansion of a bar/cocktail loimge and
the exemption of required off-street parking located at 421/427 Grand
Avenue in Sub-area 1 of the Village Redevelopment Zone, in Local Facilities
Management Zone 1.
I. RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution No. 205 and
Design Review Board Resolution No. 206 DENYING WrFHOUT PREJUDICE. RP 85-01 (B)
based on the findings contained therein.
n. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting an amendment to RP 85-01 to expand The Alley bar located
at 421 Grand Avenue in the Village Center Special Treatment Area by adding the adjacent
500 square foot vacant retail space to the existing 1,225 square foot facility. The request
also includes an exemption from the additional off-street parking requirement. The
proposed expansion will consist of 130 square feet of office and an additional 370 square
feet of dance floor requiring seven additional off-street parking spaces.
The Alley currently occupies 1,225 square feet of space in Plaza de la Fuente, a 9,700
square foot two story building located at the northwest comer of State Street and Grand
Avenue. In 1985, RP 85-01, was approved allowing a restaurant use to occupy 800 square
feet on the groimd level of Plaza de la Fuente (now occupied by the Alley). The restaurant
use changed ownership and was converted to a bar several years ago and later expanded.
On January 6,1993, the Design Review Board amended RP 85-01 to allow the expanded
Alley to operate exclusively as a bar/cocktail lounge use with extended hours, live
entertainment, and dancing.
RP 85-01(B) THE ALLEY
MAY 19, 1993
PAGE 2
III. ANALYSIS
DISCUSSION
Planning Issues:
1. PARKING EXEMPTION
Although the proposed bar expansion is consistent with the Central Business District
General Plan designation and Sub-area 1 of the Village Redevelopment Zone permitting
commercial uses, including bars, the issue of off-street parking provided by public parking
spaces in the downtown area is a major policy issue requiring resolution prior to a decision
on this project. The City's existing off-street parking requirements for the Village area
permits parking exemptions if sufficient public parking exists within a reasonable distance,
however, no public parking inventory exists to identify how many remaining public parking
spaces, if any, are available for allocation of credit. No standards exist to ensure the
availability, equitable distribution, or allocation of public parking spaces. The parking issue
is currently being addressed in the Redevelopment Master Plan through the development
of parking standards to regulate the distribution and allocation of public parking spaces to
uses imable to provide off-street parking. The Master Redevelopment Plan, now in its last
phase of development, will propose the creation of Village Parking Districts to be
implemented through a Parking District Ordinance. It is anticipated that within the subject
special treatment area, off street parking requirements will be satisfied by public parking
spaces paid for by an in-lieu fee.
A second important issue regarding parking in the Redevelopment area is that the Design
Review Board and/or Housing and Redevelopment Commission are limited in their
authority to grant parking exemptions requiring public parking credit to only those projects
utilizing public parking located outside the Coastal Zone. Projects requiring parking
exemptions and the allocation of parking credit in lots located within the Coastal Zone
must receive approval of a Local Coastal Program amendment from the Coastal
Commission. Two of the three public parking lots satisfying the projecfs current parking
requirement are located wdthin the Coastal Zone. The City must therefore request and
receive approval of a Local Coastal Program amendment granting a parking exemption from
the existing and proposed parking requirement prior to any City approval becoming
effective.
Staff therefore recommends that the Design Review Board deny without prejudice the
proposed bar expansion until the Redevelopment Master Plan is adopted establishing
provisions for a Parking District Ordinance or some other mechanism which regulates the
distribution of existing public parking spaces and ensures that futiire parking resources will
be available as needed. Unless the Coastal Conmiission grants ability to the City to
approve exemptions through a Local Coastal Program Amendment, the City cannot approve
parking exemptions that utilize public parking in the Coastal Zone.
RP 85-01 (B) THE ALLEY
MAY 19, 1993
PAGE 3
IV. ENVIRONMENTAL REVIEW
Since the project involves the conversion of existing small structures from one use to
another where no modifications are made in the exterior of the structure, the Planning
Director has determined that the project is exempt from environmental review as stated in
Section 15303 of the Califomia Environmental Quality Act.
ATTACHMENTS
1. Design Review Board Resolution No. 205
2. Design Review Board Resolution No. 206
3. Location Map
4. Disclosure Statement
5. Letter from Gail Sparks-Paris, dated March 1, 1993.
AH.Ih
April 29, 1993