HomeMy WebLinkAboutSPA No. 1 OrdinanceORDINANCE NO.
1 AN ORDINANCE OF THE CITY OF HERMOSA BEACH CONSISTENT WITH THE
CITY'S GENERAL PLAN AND LOCAL COASTAL PROGRAM, ADOPTING AN
2 AMENDMENT TO ORDINANCE 84-751 A SPECIFIC PLAN AREA TO REGULATE
DEVELOPMENT GENERALLY IN THE DOWNTOWN AREA BETWEEN 15TH AND 13TH
3 STREETS AND THE STRAND AND HERMOSA AVENUE.
4 ARTICLE 9.6, CHAPTER 1, SPECIFIC PLAN AREA NO. 1
5 Section 9.611. Authority
6 This Specific Plan is an instrument for implementing
the Local Coastal Program ("LCP") and General Plan of the City,
7 pursuant to Article 8, Chapter 3 of the State Planning and Zoning
Law (Cal. Gov't. Code Sec. 65450 et~.).
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Section 9.612. Location
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Th is Specific Plan regulates the "Bi 1 tmore Site" and
10 adjacent lots (the "Subject Property") bounded on the west by the
Strand, partially bounded on the north by Fifteenth Street,
11 partially bounded on the east by Hermosa Avenue and on the south
by Thirteenth Street as described in the Basic Concept Drawings
12 attached hereto as Exhibit "A."
13 Section 9.613. Area Description
14 The Subject Property encompasses 2. 99 acres of
topographically flat land, consisting of 2. 33 acres of vacant
15 land and .66 acres upon which one and two story
residential/commercial buildings now exist. The Subject Property
16 is located near the Central Business District ("CBD") and
adjacent -to the Strand providing an opportunity for
17 commercial/recreational development that could contribute
significantly to the economy of the City and the revitalization
18 of the commercial district.
19 Section 9.614. Basic Concept Drawings
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The Basic Concept Drawings attached hereto as Exhibit
"A" depict the boundaries of the Subject Property, .. the location
of the Project and the alterations proposed to existing streets.
Exhibit "A" also indicates the basic design concept for the
22 Project incorporating the objectives, policies, standards and
regulations herein.
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Section 9.615. Purpose
The purpose of this Specific Plan is to set forth
design principles and development standards for a hotel,
conference center, parking facilities, Garden Plaza • and other
ancillary uses ( the "Project ") that wi 11 enhance the commercial
and recreational potential of the Subject Property while
achieving the goals, policies, and objectives articulated in the
General Plan and the LCP.
This Specific Plan shall provide the following:
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(a) Establish objectives, policies, regulations,
development standards, and review criteria for the Project on the
Subject Property;
(b) Preserve the unique coastal character of the area
2 and assure that development of the Subject Property will comply
with California Coastal Act policies, promote local economic
3 stability, and meet the needs of local residents and beach
visitors; and
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(c)
identified in
Plan.
Section 9.616.
Implement the goals, objectives, and policies
the Local Coastal Program Element of the General
Specific Plan Development Objectives ·
Proper development of the Subject Property is critical
8 to the economic and environmental future of the City, therefore,
the major objectives of this Specific Plan are as follows:
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(a) Assure the development of the Project in a manner
10 consistent with the Hermosa Beach City Code ("HBCC") and the
scale and location of the Subject Property;
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(b) Assure coastal access for visitors and residents;
(c) Assure adequate parking;
(d) Minimize adverse impact~
14 neighboring residential uses, especially
traffic, noise and visual effects;
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of
as
the
they
Project
relate
on
to
(e) Establish a long range and continuing source of
16 revenue for the City;
17 (f) Facilitate the safe and convenient flow of
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traffic in the area; and
(g) Prdvide for permitted uses which are
19 complementary to the Project use and to the City's CBD.
20 Section 9.617. Area Development Policies
21 To effectively achieve the foregoing objectives, the
following policies shall be applied to the design and
22 construction of the Project:
23 (a) Project unity and identity shall be achieved
through the careful siting of building and par.king areas, the
24 development of an effective circulation system, the coordination
and control of building design, landscaping, 1 ighting, signing,
25 and similar features.
26 (b) The design and control of pedestrian and
vehicular circulation shall provide safe and convenient access to
27 the Project.
28 (c) The standards of development set forth in Section
9.621 below shall be applied to realize the unique potential of
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the area and to provide for a high quality Project, compatible
with commercial uses while maintaining a desirable environment
for surrounding residents. Maximum flexibility, consistent with
1 the goals, objectives and policies expressed herein, shall be
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allowed to encourage imaginative design and development.
Section
Section
9.618. Primary Permitted Uses
(A) Hotel;
9.619 Ancillary Permitted Uses
(A) Conference Center facility;
(B)
(C)
Parking facilities;
Compatible Uses:
(1) Food related:
a. Restaurant, excluding drive-ins;
b. Delicatessen;
c. On-site alcoholic beverage sales,
including bars and cocktail lounges, provided such uses are a
part of a bona fide eating place or hotel (subject to al 1
applicable standards of Article 10, Conditional Use Permit
Standards, and Article 20, Penalty, of the Hermosa Beach Zoning
Ordinance).
The City shall have the right during business hours, upon lS ·days
notice, to inspect the books and records of the applicant to
determine -if gross sales of alcohol beverages meet all Hermosa
Beach code requirement. Upon request at the inspection, the
owner/operator of the business shall also submit to the City
copies of all records submitted to the State Board -of
Equalization f~r the purposes of verifying the applicant's books
and records, witti the understanding that these reviews are
confidential;
(2) Entertainment and recreation related:
a. Dancing;
b. Live entertainment;
c. Amplified and recorded music;
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d. Audio/visual entertainment;
e. Health and fitness facility;
(3) Service related:
more than three
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a. Automotive rental agency storage of not
rental vehicles (excluding repair and/or
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cleaning;
guest only;
(4)
b. Apparel repair, alteration and
c. Barber and beauty shop;
d. Shoe repair and polishing;
e. Ticket sales agency;
f. Travel agency;
g. Health and fitness facility for hotel
Retail related:
a. Apparel shop;
b. Art gallery;
c. Bookstore;
d. Camera shop;
e. Candy, nut and confectionary shop;
f. Cigar store;
g. Drugstore;
h. Florist;
i. Greeting card shop;
j . Jewelry shop;
k. Specialty gift shop;
1. Stationery store;
(D) Other uses not permitted above may be determined
20 by the Planning Commission to be permitted uses if they meet the
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following criteria: ~
(1) The proposed use will not create
22 circumstances, effects or conditions which are undesirable, more
intensive or substantially different than the other uses
23 permitted herein. Factors to consider are traffic, hours of
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operation, equipment, and the nature of the use; _
(2) The proposed use will be compatible with the
25 uses permitted herein;
26 (3) The proposed use is similar in scope,
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purpose, and operation to the uses permitted herein;
28 stated herein;
(4) The proposed use will promote the objectives
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(5) The proposed use is not otherwise
prohibited.
Section 9.620. Prohibited Uses
All uses are prohibited unless provided for and
authorized herein. Under no circumstance shall the following
uses be permitted as principal or accessory uses:
(a) Residential dwellings, including trailer and
mobile home parks;
(b) Churches, Synagogues, temples and other uses
primarily devoted to religious worship;
(c) Educational institutions;
(d) Drive-in restaurants;
(e) Billboards;
(f) Hospitals, sanitariums, homes for the aged and
other similar uses.
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Section 9.621. Subject Property Development Standards
To achieve the foregoing objectives, the following
standards shall. be applied_ to the development of any Project on
the Subject Property:
(a) Intensity. Development of the Subject Property :
shall comply with the following:
(1) The above grade lot coverage of the Project
shall not exceed 58% plus or minus 2% of the Subject Property;
(2) The number of guest rooms shall not exceed
250;
(3) The Conference Center facility shall not
exceed an area of 7,000 square feet.
-(b-) Building Height-. T-be-Project sba11-nave no more
than four (4) stories and the building height shall not exceed.39
feet.
(c) Parking. The Project shall provide not less than
420 subterranean parking spaces. Provision for striping, parking
for the phy·s-ical ly band icapped, compact spaces, s tal 1 design,
tandem, _turning radii and similar standards · shall be as specified
in HBCC Appendix A-Zoning. Valet parking shall be required at
all times when tandem parking.is used. The HBCC provides that in ·
projects that can demonstrate, based on a parking study and
parking plan,-that opportunities for shared parking are
available, the number of parking spaces · to be required shal 1 be
the number determined by such parking study and parking plan to
be needed. The parking study and parking plan prepared in 1984
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for a hotel project previously proposed for the Subject Property
demonstrated a need for not more than 390 parking spaces. The
1 Project shall provide not less than 420 parking spaces, though it
is recongnized that it contains 12 less hotel rooms, 1,250 less
2 sq uare feet of assemb ly area and 1.980 less square feet of
entertainment lounge/bar area than the hotel project for which
3 the parking plan and study was prepared. Accordingly, the 420
spaces are determined to be adequate and in compliance with HBCC
4 requirements.
5 (d) Open Space. As indicated on Exhibit "A", the
Project shall preserve and enhance open space by providing and
6 maintaining the following:
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(e)
carried out
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(1) A plaza facing th~ Strand;
(2) An approximately 1/2 acre garden plaza.
Architectural Considerations.
(1) Compatible architectual treatment shall be
on the front, rear ·and sides of the entire
(2) Roof. The ·roof shall be sand-colored;
13 -(3) Windows. The use of chrome-colored or
14 mirrored glass shall be prohibited.
(f) Equipment. Air conditioners, duct work
15 similar equipment shall not be located on ·· the roof of
building and shall be screened from . public view. 16
and :
the
17 (g) Circulation.
18 eastbound. to
vehicles; 19
(1) Fifteenth Court shall be made one-way
ensure . a circular flow of traffic for service
(2) There shall be no public pedestrian ingress
20 from 15th Street;
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(3) There shall be no public pedestrian ingress
from Beach Drive between 15th Street and 15th Court.
(h) Landscaping. Landscaping and automatic
23 irrigation prepared by a licenced landscape architect shall be
24 provided and·made complementary to the Subject Property's coastal
location.;
25 (1) Guidelines
26 a. Landscaped areas should be planned and ·
27 designed as an integral part of the project. The type, quantity
and placement of plant material should be selected for its struc-
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and materials.
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b. Exterior lighting, signs, walls and
walkways should also be incorporated as an intergral part of the
landscape design.
2 c. Soil, water, sun conditions and other
factors should be considered in the choice of specific plant
3 materials.
4 (2) Plant Materials
a. Minimum size trees shall be 24-inch 5 box. All newly planted trees shall be supported with stakes or
6 guy wires.
7 b. Shrubs shall be m1n1mum 5 gallon size.
When planted to serve as a hedge or screen, shrubs shal 1 be
8 planted with 2 to 4 feet spacing, depending on the plant species.
9 groundcover shal 1
lO inches on-center.
size shrubs may be
c. Depending on the
be generally spaced at a
When . used as groundcover,
planted at 18 to 24 inches
plant material,
maximum of 6 to 8
minimum one gallon
on .... center.
·11 d. All plant material shall be installed
12 in a healthy, vigorous condition typical to the species.
13 (3) Site Landscaping
14 a. All areas not covered by buildings or
structures, enclosed for storage or used for paved walks, drive
l5 ways or parking shall be landscaped. Trees should be planted at
a quantity approximate to one tree for each 200 square · feet of
16 landscaped area when the site can accommodate such. Trees may be
planted iri groupings.
17 b. Landscaping including trees, shall . be
18 provided adjacent to structures and along interior property lines
wh·en the site can; accommodate such; trees may be planted in
l9 groupings.
20 c. Along fences or walls that are visible
from the street, a combination of trees, hedges, .. shrubs, and
21 vines, shall be planted on the street-facing side.
22 d. Areas used for loading, refuse, storage
and equipment shall be screened with a combination of walls and
23 landscaping.
24 (4) Irrigation
25 A permanent sprinkler irrigation systen suf-
ficient to cover all planted areas shall be provided and shall be
2G specified on all submitted plans. Automatic controls are re
quired on all irrigation systems.
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and healthy
(5) Maintenance
• Landscaping shall be maintained
condition. Tnis shall include proper
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in a neat
trimming,
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mowing of lawns, weeding, removal of litter, fertilizing, regular
watering and replacemnt of diseased or dead plants.·
(i) Signs. The sign sizes on the hotel shall not
exceed that currently permitted by the HBCC. Signs shal 1 be
allowed as follows:
(1) A monument sign not to exceed eight feet in
height shall be permitted on the Subject Property adjacent to
Hermosa Avenue;
(2) Four temporary construction signs not to
exceed 200 square feet shall be permitted on the site during
construction. Total construction sign square footage shall not
exceed 800 square feet;
(3) Such additional square footage of signage
allowed by the HBCC which may be placed at any point upon any of
the facades of the Project Improvements.
(4) All signs shall be reviewed by the Building
10 Director for compliance with HBCC Section 28-A12.
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(j) Utilities. All utilities shall be underground.
(k) Sprinklered Building. The Project, including all
structures, will be sprinklered. Said installation will be in
accordance with the Uniform Fire Code, 19_85 edition.
. (1) Trash Storage. Trash storage areas shall be
screened from the view of neighboring residential uses and shall
be conveniently located for service vehicles. Enclosures shall
be constructed out of the same material as the building~ A hose
bib at trash location shall be provided for cleaning of area.
There shall be ten square feet of refuse enclosure per 1000
square feet of net floor area of building or structure, except
that no enclosure fohall have dimensions less than eight feet by
eight feet. Trash area may be reduced in size if it is shown
that all trash can be properly accommodated. The enclosure shall
have a concrete slab floor sloped to drain, minimum six-foot high
masonry walls, and a minimum six-foot wide opening with self
latching opaque panel gates. The refuse enclosure ~hall be lo
cated to provide access without interfering with parking and cir
culation. Preferably, the trash location shall not be visible
from adjacent property, and/or from public right-of-ways unless
no other location exists.
(m) Loading Areas. Loading, unloading and service
activity areas shall be screened to minimize the view from and
noise to neighboring residential uses and located for convenient
use by service vehicles.
(n) Noise Buffering. To minimize noise to
neighboring residential uses, the ground floor windows facing
15th Street shall be non-operable and hotel rooms with operable
windows facing 15th Street shall not be used as hospitality
suites.
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(o) Site Design.
_(l) Open and landscaped areas shall be provided
around the building and shall highlight primary entrances;
(2) Parking shall be located to provide safe and
convenient access to uses and shall contribute to an overall
circulation pattern.
Section 9.622. Public Transit
The developer shall institute an airport shuttle for
6 hotel guests.
7 Section 9.623. Bicycle Parking
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The developer shall provide not less than one hundred
permanently mounted bicycle parking stalls. Bike stalls shall be
in conspicuous locations and adjacent to the Strand.
10 Section 9.624. Severability
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If any part or provision of this Specific Plan, or any
application thereof, is held to be contrary to law by a court of
competent jurisdiction, such provision or application will not be
deemed val id, except to the extent permitted by law, but all
other provisions or applications shall coptinue in full force and
effect.
T/pcorbilt
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