Xen Lounge Plans to Serve Food, Increase Seating Outdoors

The Land Use Committee, Public Safety Committee and Willowcrest Avenue residents called the bluff of Xen Lounge's owners to make any progress resolving the club's quality of life issues during Thursday night's joint meeting.

As club owner Duane Martin and manager Lee Rabun claimed the latest allegations of code violations were "old information," including continuing to blare outdoor movies with more than the permitted seating, they admitted planning to modify their permits to add more outdoor seats and allow for food to be served outside at 10628 Ventura Blvd.

The joint Studio City Neighborhood Council committees voted on a motion to oppose any modifications to Xen Lounge's conditional use permit (CUP). The full council meets Wednesday, Oct. 16 to take up the matter.

Land Use Committee Chairperson Lisa Sarkin said they want a prosperous business in Studio City, but it seems that if the problems with Xen Lounge can’t be worked out, the city will need to eventually seize the property.

"We've got to have a happy medium there," she said. "You have to get rid of the movies and some of the outdoor activity because it’s disturbing the neighbors. Listen to their concerns."

Martin told the nearby residents he sympathized with their noise and parking complaints and "we should have a friendly discussion about the rest of the things."

"I'm working extremely hard to accommodate my neighbors, and I am making less," Martin told the joint committes. "My business is cut in half because I don’t use the patio for films."

Among the continued concerns from residents are late night fighting spilling into the streets, parking completely taking up the cul de sac, the alleged removal of an adjacent parking sign, alleged littering and the general noise.

"There would be 75 percent less noise complaints if they did not convert the parking lot into an outdoor entertainment area," said Jennifer Osbourne, Willowcrest resident.

Carlo Lopez, another Willowcrest resident, said the restaurant and lounge is actually a dance club.

"They put a commercial [area] into a residential area," he said. "It's very difficult. We've been dealing with it for almost a year."

Land Use Committee Board Member Richard Niederberg reiterated they do not want to see the city seize the property.

"There's nothing visible there's a good faith effort out there," he said. "Lisa’s listed seven code violations right there. One of the things you could solve very easily is have wireless headphones for your movies. That would stop your biggest complaints. Sure there’s still trash in the street, and extra people, but you could cut down the noise easily."

Rabun said one does not need a CUP to have an open air patio in L.A. and all you need is a building permit.

"We’ve been trying to work our way thru the various agencies," he said. "The building plans will hopefully be resubmitted in 10 or 12 days to allow for food to be served on the patio but not alcohol."

Public Safety Committee Co-Vice Chairperson Ray Caccioli questioned how the owners would define a "no alcohol allowed" area on the outdoor patio.

"So what you’re telling the neighbors is you’re not marching back, you’re trying to get the permits to the outrage of your neighbors," added Joann Deutch, land use committee stakeholder.

After Martin and Rabun left, Caccioli pulled up Xen Lounge's liquor license through a records search on his smart phone. He said it listed Martin as a the managing partner. One of the establishment's co-owners is actor Will Smith.

"I think they are being very, very disingenuous," he said.