HomeMy WebLinkAboutRP 93-02; Di Maria's Patio Expansion; Redevelopment Permits (RP)APPUCXnON COMPLETE DATE:
JUNE 14. 1993
STAFF PLANNER: ANNE HYSONG
STAFF REPORT
DATE: JULY 21, 1993
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBJECT: RP 93-02 - DIMARIA'S PATIO EXPANSION - Request for a 200 square foot
restaurant expansion to allow outdoor seating in an existing restaurant
located at 2961 State Street in Sub-area 1 of the Village Redevelopment
Zone.
I. RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution No. 208
APPROVING RP 93-02 based on the findings and subject to the conditions contained
therein.
n. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting approval of a minor redevelopment pennit to allow a 200
square foot expansion of DiMaria's Restaurant located in the Village Centre of the Village
Redevelopment Zone. The proposed expansion consists of an outdoor eating area with a
maximum of three tables to be placed on a portion of an existing patio slab located behind
the restaurant. The patio eating area will be defined by a wrought iron fence and
fumished with tables, chairs, and potted plants. Two parking spaces will be provided
directly adjacent to the patio eating area, perpendicular to the alley.
DiMaria's Restaurant has occupied the site since 1983; therefore no redevelopment permit
has ever been issued. The existing restaurant consists of 585 square feet which includes
a kitchen, deli coimter, and seven tables as well as a small outdoor eating area located in
front of the restaurant along State Street. The success of DiMaria's catering business has
necessitated the enlargement of the food preparation area. Since the proposed kitchen
enlargement will reduce the indoor seating area, the applicant is requesting that three of
the indoor tables be relocated to a portion of the 400 square foot rear patio resulting in
a 200 square foot expansion of the restaurant.
RP 93-02 - DIMARL\*STATIO EXPANSION
DESIGN REVIEW BOARD
JULY 21, 1993
PAGE 2
ra. ANALYSIS
Planning Issues
1. Is the project consistent with the goals and land uses permitted in Sub-area 1
(Village Centre) of the Village Redevelopment Zone?
2. Does the project comply with the required development guidelines specified by the
Village Design Manual?
DISCUSSION
Restaurant uses are permitted by right in the area designated as the Village Centre. The
primary goal of the Village Centre is to provide a focal point which attracts business to the
redevelopment area. Uses which lend themselves to a village atmosphere such as
restaurants accomplish this function by attracting visitors as well as residents to the
downtovm area. DiMaria's Restaurant has operated successfully at this location for ten
years as both a catering business and a restaurant offering customers a desirable menu and
the choice of indoor or outdoor seating. The restauranf s success has contributed to the
success of the downtown area by attracting diners and potential shoppers to the Village
Centre.
Proposed expansions of existing uses in the village redevelopment area must be in
compliance with development standards required by the Village Design Manual for the
expanded area. The DiMaria expansion requires the provision of two off-street parking
spaces to serve the proposed 200 square foot expansion (1 space/100 square feet of gross
floor area). Two parking spaces will be provided onsite directiy behind the patio,
perpendicular to the alley. The spaces wdll be defined with pavement graphics, and signage
will designate the spaces for DiMaria's use.
Since the existing 400 square foot patio satisfies the site's 20% open space requirement,
the remaining patio area, not utilized for seating, will be landscaped with potted trees and
shrubs to visually enhance the outdoor eating area. The patio area vsrill be fumished with
a maximum of three tables and enclosed vydth wrought iron fencing to screen the area from
the adjacent alley.
Summarv
The proposed restaurant expansion is consistent v\dth the goals and land uses permitted in
the Village Redevelopment Zone and in compliance v\dth development guidelines set forth
by the Village Design Manual. The Planning Department therefore recommends approval
of RP 93-02 as conditioned.
RP 93-02 - DIMAIUA'S^TIO EXPANSION
DESIGN REVIEW BOARD
JULY 21, 1993
PAGE 3
IV. ENVIRONMENTAL REVIEW
Since the project consists of the minor alteration of an existing facility involving negligible
expansion of use beyond that previously existing, the Planning Director has determined that
the project is exempt from environmental review as stated in Section 15301 of the
Califomia Environmental Quality Act.
ATTACHMENTS
1. Design Review Board Resolution No. 208
2. Location Map
3. Disclosure Statement
4. Exhibit "A", dated July 21, 1993.
June 22, 1993
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