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HomeMy WebLinkAboutPC Resolution 90-211 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION P.C. 90-21 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, RECOMMENDING AMENDING THE ZONING MAP AND THE ZONING ORDINANCE TO CREATE SPECIFIC PLAN AREA NO. 8, FOR THE AREAS AS DESCRIBED BELOW AND SHOWN ON THE ATTACHED MAPS AND ADOPTION OF A NEGATIVE DECLARATION. WHEREAS, the Planning Commission held public bearings on March 20, 1990, to receive public testimony regarding Zone Change 90-1, the establishment of specific plan area zones in the Commercial Corridor area located east and west of Pacific Coast Highway between Pier Avenue and 24th Place, and made the following findings: A. A specific plan area zone will implement the policies contained in resolution 89-5270 adopted by the City Council, by establishing standards more restrictive than the C-3 zone to regulate commercial development to ensure compatibility with adjacent residential areas along Pacific Coast Highway, and bring the zoning into consistency with the General Plan; B. The height 1 imi ts wi 11 lessen the potential view impact of commercial development; C. Landscaping requirements will improve the buffering of commercial development from residential uses, buffering residents from noise and visual impacts, and will contribute towards improving the appearance of commercial projects; D. The review of individual projects for compliance with the standards contained in the specific plan area, and for the purpose of considering the view impact of individual projects by the Planning Commission will serve to further ensure that commercial development will not be incompatible with existing residential neighborhoods; E. The rezoning to specific plan areas will result in a -1 - 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 development character for the subject areas which is appropriate for the surroundings; F. The existing residential uses along the east side of Pacific Coast Highway between 18th and 21st Street are appropriate for this location and should not be rezoned to commercial; NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Hermosa Beach, California, does hereby recommend that the zoning map be amended as shown on the attached maps and described as follows, and the zoning ordinance text be amended as follows: SECTION 1. Eastside: Rezone the Commercial Corridor General Plan designated area located on the east and west side of Pacific Coast Highway between Pier Avenue and 24th Place excluding the area east of the Highway between 18th and 20th Street to Specific Plan Area No. 8, legally described as follows: 14th Street to 15th Street: Lots 1-3, inclusive, Block 1, Hermosa Knob Hill Tract; Lots 28-30, inclusive, Heffner Fiorini, Allen Tract 15th Street to 16th Street: Lots 1-3, inclusive, =H~e~f~f~n_e_r_,-F~i-o-r~i~n-i=-,__,.A~l~l-e_n_T_r_a_c_t_; West 145 feet, Portion of lot 5, Block 84, 2nd Addition to Hermosa Beach; Lots 1-3, inclusive, Block 2, W. J. Smith's Tract 16th Street to 17th Street: Lots 1 and 2, Block 1, W.J. Smith's Tract; Lots 1-4, inclusive, Block A, Tract #2911; Lots 1 and 2, Block 2, Breckenridge Tract 17th Street to 18th Street: Lots 1 and 2, Breckenridge Tract; Lot 24-27, inclusive, Johnson and Newman's Camino Real Tract Block Block 1, 2, North of 21st Street: Lots 1 and 2. portion of lots 3, 4, and B. lots 9 and 10, portion of lot 11, lots 20 and 21, Tract #2143; Lot 1, Parcel Map 152-48-49 Westside: 24th Street to 24th Place: Lots 1-10, inclusive, Block 2, Montmarie Tract 24th Street to 21st Street: Lots 13-19, inclusive, Hermosa View Tract #1; Lot 1 Tract 38200 16th Street to 21st Street: Portion of lot 13, Portion lot 14, Block 81, 2nd Addition to Hermosa Beach -2 - 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 16th Street to Pier Avenue: Lot 1, Tract# 9203; Portion of lot 10, Block 80, 2nd Addition to Hermosa Beach; Lots 11-18, inclusive, Block 80, Subdivision of Part of the Sausal Redondo Rancho Tract; SECTION 2. The following text shall be added to the zoning ordinance: Article 9.6, Chapter 8, Specific Plan Area No. 8 Section 9.68-1. Authority. This Specific Plan Area is an instrument for implementing the General plan pursuant to Article 8, Chapter 3, of the State of California Planning and Zoning Law (California Government Code Section 65450 et. Seq.) Section 9.68-2 Location and Description. The subject area is located on the east and west side of Pacific Coast Highway and is designated as Commercial Corridor on the Official General Plan Map. Section 9.68-3 Purpose. The purpose of the Specific Plan Area is to set forth the development requirements, standards and permitted uses for the subject area, and to carry out the policies of the Commercial Corridor General Plan area as stated in the Land Use Element of the General Plan. Section 9.68-4 Permitted Uses. A. B. c. D. Commercial permitted uses shall be the same as those permitted in C-3 General Commercial Zone as contained in Section 8-4 of the City of Hermosa Beach zoning ordinance, and nonconforming uses shall be subject to the provisions of Article 13, Nonconforming Bu ilding and Uses of the zoning ordinance. A property being exclusively used for residential purposes at the date of the adoption of this ordinance shall be permitted to be continued as a residential use, maintaining its conforming status, and may be remodeled or redeveloped as a residential use as long as the density (number of dwelling units) is not increased. Residentially developed properties or vacant properties can only be converted to commercial uses if the property fronts on Pacific Coast Highway or is an assemblage of properties which front on Pacific Coast Highway. Properties with exis tin g commercial uses or other than residential uses which do not front on Pacific Coast Highway may be used commercially, expanded, and/or remodeled, if the existing access is maintained. -3 - 2 3 4 5 6 7 8 9 10 11 i2 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 E. Any residential use which shares a lot or parcel with a commercial use shall be considered a nonconforming use and subject to Article 13 of the zoning ordinance. Section 9.68-5 Residential Development Standards A. In respect to height, yard, setback, open space, and dimensional requirements, any residential project whether new or a remodel of an existing structure shall be subject to the provisions contained in the zoning ordinance of the City of Hermosa Beach, depending on the applicable zoning district. The applicable residential zoning district shall be determined based on the nearest residential zoning district on the same block. Section 9.68-6 Commercial Development Standards A. B. Purpose and Intent. The standards and guide! ines are designed to protect the health, safety, and welfare of the citizens of Hermosa Beach and to encourage the development of high quality commercial development along Pacific Coast Highway in respect to its impact on residential projects, environmental impacts, circulation, and appearance. Standards. Two sets of standards apply in this specific plan area, First Tier and Second Tier. Compliance with First Tier standards allows the project to proceed with a building permit. If a project goes beyond any of the first tier standards the procedure for submittal and approval of a Precise Development Plan shall be followed. Developments must be in comp l iance with Second Tier standards at all times. Project sponsors are encouraged to discuss preliminary plans of proposed projects with the Planning Department before making any formal applications for building permits or Precise Development Plans. First Tier Maximum/Minimum Requirements Second Tier Maximum/Minimum Requirements 1. Maximum Height: East of P.C.H.-25 feet 35 feet West of P.C.H.-35 feet 45 feet 2. Bulk: Max. 1.0 F.A.R.* none *Gross Floor Area/Lot Area Ratio (excludes parking structures) 3. Maximum Size: 10,000 sq. ft. none Gross Floor Area -4 - 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 C. 4. Min. Landscape Coverage: 5% of lot area 2% of lot area (The required landscape buffer between commercial and residential zones shall not be included in this calculation) Requirements. The following requirements apply to all proposed projects: 1. Landscaping Specifications A minimum three (3) foot wide planter strip with raised 6 11 curbing, or an area equivalent in size to a 3-foot wide planter strip along the front of the lot, shall be provided along street frontage. A 5-gallon shrub shall be provided for each 20 sq. ft. 2. Setback from Residentially Zoned Property: A minimum of eight (8) feet plus two (2) feet for each additional story. 3. Landscaping Buffer from the Residential Zone: A Minimum five (5) foot wide planter strip landscaped with a minimum of one 24-inch or 15-gallon size specimen tree provided for every 10 feet of length 4. Six (6) inch high raised concrete curbing shall be provided along the perimeter of all landscaped areas except on the side abutting building walls, or fences. 5. The development, including the landscaping and the entire property grounds, shall be maintained in a neat and clean manner. 6. All other development standards shall be governed by the City of Hermosa Beach Zoning Ordinance, including, but not limited to Article 8, Commercial Zones, and Article 11.5, Off-Street Parking. Section 9.68-6. Precise Development Plan. A. B. Purpose. The purpose of this section is to set forth the procedures and guidelines for review of Precise Development Plans, which are required when a proposed project exceeds any one of the First Tier standards. Guidelines for Planning Commission review 1. General Guidelines: To allow projects which exceed any of the first tier standards, the overall -5 - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 2. building and project design should be of a superior quality, be compatible with surrounding properties, and be designed in scale with the community. The Planning Commission shall consider the following in making this determination: a. The building should be designed with interesting architectural features and materials to enhance the overall project. A three-dimensionsal quality should be emphasized by the use of stepping architectural features to avoid massive flat building faces. Special attention should be given to the appearance of the building from the street. b. Landscaping should be utilized throughout the site in a manner which enhances the building and the site, and to mitigate the visual impacts of any flat and/or massive parts of the building. c. The project should be compatible with neighboring projects with respect to height, scale, bulk, proportion. This requirement is neither aprescription for similar architectural styles, although in some cases it may be desirable, nor a prescription for existing mediocrity, as many existing buildings do not stand scrutiny under these guidelines. d. Architectural renderings and perspectives must be submitted to show the three dimensional quality of the proposed building(s). Height. To allow projects to exceed the first tier height limits the building design should incorporate features to minimize and break-up the visual impact and view impacts of the higher structures on neighboring residential areas and on the streetscape. The Planning Commission shall consider the following guidelines in making this determination: a. Limit lot coverage of uppermost level: The area of the portion of the structure which exceeds the first tier height limit should not cover a major portion of the lot area, and said over-height area should be compensated by a proportional area of the building which is at or less than the height limit. b. Flat roofs and flat vertical walls should be avoided: Stepped, variable, or sloping roofs should be encouraged. The appearance of flat roofs and massive flat vertical walls should be avoided through the use of stepping or tiered architectural features. c. Greater setbacks for upper levels: Progressing from the first floor to the uppermost story of -6 - 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 B. the building setbacks from the rear property line should increase and exceed minimum requirements, and the upper stories shall have tiered setbacks from the lower levels as viewed from the front. 3. Bulk. To allow projects which exceed the maximum Floor Area/Lot Area Ratio (F.A.R.) the building design should incorporate features to minimize the appearance of bulk, and to compensate for the bulk of a building with attractive architectural features which enhance the building and which reduce the visual impact of large areas of flat vertical walls. The Planning Commission shall consider the following guidelines in making this determination: a. Avoid "box-like" structures: Significant and attractive architectural features should be used to break up the bulky appearance of "box-like" structures. b. Building step-backs: Step-ins and Step-outs should be used on the front of the building to break up the bulky appearance. This could accompany varying widths of the landscape planter area in the front of the building. c. Variable heights: The roof-line of the building should should be designed with variable heights, and roof patterns or materials, to avoid the appearance of a flat building. 4. Landscaping. The objective of the landscaping requirement is to enhance the overall project including the streetscape, to comp lemen t the building design, to break up the impact of vast expanses of pavement, to buffer sound and visual impacts on neighboring residential areas, to provide shade for parking areas and to deflect direct sunlight into the interior of buildings. To allow less than the minimum 5% coverage, a landscaping plan must compensate for the loss of coverage by providing a superior design through the use of types, quantity, and location of plant materials to achieve the objectives described above. General Criteria. In considering the Precise Development Plan for any development, the following criteria for granting or conditionally granting said permit shall be considered: 1. Distance from existing residential uses in relation to negative effects. 2. Impact on ocean views from residential areas -7 - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 3. The amount of existing or proposed off-street parking in relation to actual need. 4. The combination of uses proposed, as they relate to compatibility. 5. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area. 6. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area. 7. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools. 8.-Noise, odor, dust and/or vibration that may be generated by the proposed use. 9. Impact of the proposed use to the city's infrastructure, and/or services. 10. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms. 11. Other considerations that, in the judgment of the Planning Commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. C. Criteria for denial. 1. The proposed development would substantially depreciate property values in the vicinity or interfere with the use or enjoyment of property in such area, because of excessive dissimilarity or inappropriateness of design in relation to the surrounding vicinity, and there are no known conditions of approval which can be imposed that could resolve such problems. 2. The proposed development would have significant environmental adverse impacts which can not be mitigated, and where the finding of overriding considerations cannot be made. D. The decision of the Planning Commission may be appealed to the City Council by filing a written appeal within ten (10) days of the Planning Commission's decision. E. An approved Plan shall be valid for a period and, should development fail within such time limitation and no granted, shall become null and void. one (1) year to commence extension is F. No person shall violate or fail to comply with any approved plan or any condition or provision thereof, -8 - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 VOTE: nor shall a building permit be issued for any building or structure which would violate or fail to comply with an approved Plan. G. General Procedures and submittal requirements. 1. Application for Precise Development Plan review shall be filed and approval given prior to the issuance of building permits. 2. Applications shall include detailed and fully dimensioned site plans, building plans, floor plans, architectural drawings and elevations including perspective drawings to exhibit the required three-dimensional features, landscape plans and/or any other data found to be reasonably required 3. Applications shall be submitted to the City Planning Department and shal 1 be in compliance with the department's specific requirements. 4. Fees for submittals shall be set by policy of the City Council. AYES: Chrmn.lngell.Comms.Peirce.Ketz.Moore NOES: None ABSTAIN:None ABSENT: Comm.Rue CERTIFICATION I hereby certify that the foregoing Resolution P. C. 90-21 is a true and complete record of the action taken by the Planning Commis,;ion o the City of Hermosa Beach, California at their ~~ • g cb 20, 199 ~ ,~ L__ t Ing 11, lf~J -9o Date a/pcrscc -9 - 0 \ ~ 9:; :s: .:r: f- (I) <( 0 u u LL -..... , u 9v a: 79 .,._· 85 C--3 +o s.P.A ~ ~ Bk 4125 va5c: Z T.. lo0 1 ~ 15f .... <· •)l t:Z .. ... ':i 30 ) dl -,:1 ~ .,. ~ .,. I ,. ~ ~ I . . . . . t (ii)'° @ .@ 29 I !'I 28 27 26 25 " " . ~ ,, • -.so 1., I .J5 -50 u 0~ I 0 · 0 \ 1 1 0 2 13 4 ·5 I 50 ' ,< I .15 .5() H 14 TH H£FFN£R, FiOF11iv1 , ALLtN . :'iRAc, •· .' . • @ 0 24 23 ' " . ,, " BLK . Ci),,1 @1 6 :. :• ~ "' H . IN. 76 ' '.Jd'/£ ,, 0 22 .. . -., I 0 8 . I ST. .., !CS 'ii . • . 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