HomeMy WebLinkAboutRES-25-7495 (1601 PARKING PLAN)
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CITY OF HERMOSA BEACH RESOLUTION NO. RES-25-7495
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, SUSTAINING THE PLANNING COMMISSION’S
APPROVAL OF A PARKING PLAN AMENDMENT (PARK 25-01) AT 1601
PACIFIC COAST HIGHWAY IN THE SPECIFIC PLAN AREA 8 (SPA-8) ZONE
AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. An application was filed by Margaret Taylor and John Farrace
on November 26, 2024 on behalf of the property owner 1601 PCH LP (the
applicant) requesting approval of Parking Plan Amendment (PARK25-01) to
amend an existing Parking Plan to accommodate the consolidation of four
existing retail tenant units totaling 5,368 square feet into two office or retail units,
and to allow the activation of 1,203 square feet of previously non-leased common
space into new leasable office or retail space without providing additional
parking at the site’s shared parking structure, at 1601 Pacific Coast Highway in the
Specific Plan Area 8 (SPA-8) Zone (the project).
SECTION 2. The applicant provided an updated parking study prepared by
Minegar and Associates dated February 19, 2025 to analyze the parking impacts
to the site based on the above listed scope of the Parking Plan Amendment
(PARK25-01).
SECTION 3. The Planning Commission (PC) first approved a parking plan for
the site (commonly known as the Hermosa Pavilion) in 1986 through PC Resolution
86-40. The original parking plan has been amended several times to allow
different types of uses to occupy the building’s tenant spaces and to
accommodate their expansion. The site was first approved for development as a
theater, restaurant, and shopping complex. The most recent modification to the
parking plan occurred in 2016 with the Planning Commission’s approval of PC
Resolution 16-2 allowing for an expansion to an existing tutoring/educational
facility. The site is governed by various entitlements, some governing the site at
large, and others governing individual uses within the shopping complex. The
relevant entitlements currently governing the parking plan at the site are CC
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Resolution 06-6482 (requiring free parking for the first validated two hours), PC
Resolution 08-23 (modifying the allocation of uses), and PC Resolution 16-2
(sustaining the prior allocation of uses).
SECTION 4. The Planning Commission conducted a duly noticed public
hearing to consider the applicant’s project on March 18, 2025, at which time
testimony and evidence, both written and oral, was presented to and considered
by the Planning Commission. Following the public hearing, the Planning
Commission approved Parking Plan Amendment (PARK25-01).
SECTION 5. Pursuant to Hermosa Beach Municipal Code (HBMC) Section
2.52.040, the City Council initiated a review of the Planning Commission’s action
on the project at its regularly scheduled meeting on March 25, 2025 and
scheduled a de novo public hearing to reconsider the project on May 27, 2025,
at which time testimony and evidence, both written and oral, was presented to
the Council.
SECTION 6. The proposed project is found by the City Council to be
Categorically Exempt from the California Environmental Quality Act (CEQA) as
defined under State CEQA Guidelines, section 15301 (e)(1), Class 1, “Existing
Facilities.” The project consists of the operation or minor alteration of existing
private structures or facilities, involving negligible or no expansion of existing use,
as the project consists of an expansion of less than 50 percent of the existing floor
area before the addition and less than 2,500 square feet total. Moreover, none of
the exceptions to the categorical exemption(s) in State CEQA Guidelines, section
15300.2 apply:
a) The Project does not qualify for an exception due to its location because it
is not situated in a particularly sensitive environment. The Project site is within
an area that has already been developed with commercial uses.
b) The Project does not qualify for an exception due to significant cumulative
impacts of the same type of project in the same place over time. The
proposed Project proposes the consolidation of four retail tenant units
totaling 5,368 square feet into two units, and to allow the activation of 1,203
square feet of previously non-leased common space into new leasable
office or retail space without providing additional parking. The likelihood of
successive similar projects at this location is low. Therefore, there is no
foreseeable cumulative impact.
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c) The Project does not qualify for an exception due to unusual circumstances
because the proposed commercial use of the site is consistent with the
permitted uses in the area. The Project does not introduce any unusual
characteristics that would result in a potentially significant environmental
effect.
d) The Project does not qualify for an exception due to scenic resources
because the Project site is not located within an officially designated state
scenic highway corridor, and no significant scenic resources such as historic
buildings, trees, or rock outcroppings will be damaged or removed.
e) The Project does not qualify for an exception due to hazardous waste sites
because the site is not included on any hazardous waste site list compiled
pursuant to Section 65962.5 of the Government Code.
f) The Project does not qualify for an exception due to historical resources, as
the Project site is not located on a historic property or surrounded by historic
structures, and the project will not cause a substantial adverse chance in
the significance of a historical resource.
SECTION 7. Based on the testimony and evidence received, the City
Council hereby further finds, determines, and declares the following pertaining to
the application for a Parking Plan, pursuant to the review criteria for Parking Plans
pursuant to HBMC Section 17.44.060(A)
1. Whether the affected requirements are those of permanent buildings, or
those of mere occupancies;
The project would accommodate a new tenant suite configuration onsite
as well as a 1,203-square-foot expansion of leasable space that would
require maintaining the shared parking arrangement.
2. The peak as well as normal days and hours of operation of such buildings
and of the structures and occupancies with which it is proposed to share
multiple-use parking areas;
The applicant provided an addendum to the prior parking study prepared
by Minegar and Associates dated February 19, 2025 (the parking study)
describing the changes in hour-by-hour parking demand. Specifically,
when the converted common space is evaluated as an office use, the total
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projected peak parking demand (10 am on a Saturday) would reach 438
parking spaces required out of the existing 496 spaces available on site. This
number is derived by taking the current peak parking demand under
existing conditions (433 spaces used at the peak hour during a 7-day week)
and adding five (5) utilized spots to this total which represents the
theoretical parking demand generated by the proposed 1,203-square-foot
expansion based on the City’s existing parking ratios for office space (1
space per 250 square feet). This amounts to an 88 percent utilization rate of
the existing parking supply when taking into account existing office
vacancies on site. When the analysis considered conservative, future
conditions under which the entire Hermosa Beach Pavilion would be at full
occupancy, the analysis projected that there would be a deficit of one
parking space during one morning hour in a seven-day week, amounting
to a 100.2 percent utilization rate. However, this analysis is based on a very
conservative set of assumptions. Planning staff and the city’s traffic
engineer both reviewed and agree this very conservative estimate is
unlikely to occur given the variability of business operating hours and days
as well as vacancies.
3. Whether the proposed multiple-use parking area is normally or frequently
used by the patrons, customers or employees of other buildings or
occupancies which will share such parking area at the same time as the
applicant’s patrons, customers and employees will normally or frequently
utilize such parking area;
The project maintains the shared use of parking by both employees and
customers. The parking study considers the parking demand by both
employees and customers within its calculations and finds an adequate
supply to allow a 1,203-square-foot expansion in leasable space under
existing vacancy conditions and further finds that in a future scenario in
which the Hermosa Beach Pavilion is at full occupancy levels, there shall be
one hour in a given 7 day week where there is projected to be a deficit of
one parking space. However, this analysis is based on a very conservative
set of assumptions under which the entire Hermosa Beach Pavilion would
be at full occupancy, which does not account for variability in business
operations and market conditions.
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4. The certainty that the multiple-use parking area(s) will be available for
satisfying such parking requirements to the extent approved, and the
permanency of such availability; and
The project maintains the shared parking arrangement previously
approved by the Planning Commission as recently as 2016, with minor
changes in tenant suite configuration and an expansion of 1,203 square
feet of leasable space. The applicant will be required to record a copy of
the approved resolution describing the shared parking arrangement, as
well as an affidavit of acceptance demonstrating the applicant
acknowledges the entitlement in its entirety (See Condition of Approval
#7).
5. The proximity and accessibility of the multiple-use parking area(s).
The project proposes no change to site circulation or use of tandem
parking. Additionally, the project will not change the location of provided
parking in relation to uses on all engaged sites or means of access.
SECTION 8. Based on the evidence received at the public meeting, the City
Council hereby further finds, determines, and declares that the project is
consistent with the City’s General Plan (PLAN Hermosa) because the Parking Plan
Amendment is consistent with Land Use Policies 1.7, 4.1, 13.2 and 13.4 as shown
below.
Goal 1. Create a sustainable urban form and land use patterns that support a
robust economy and high quality of life for residents.
Policy:
1.7 Compatibility of uses. Ensure the placement of new uses does not
create or exacerbate nuisances between different types of land uses.
Conformity:
The property will continue to provide enough parking to accommodate the
combination of uses onsite. Further, the shared parking arrangement
provides enough shared parking during existing peak hours of operation, to
ensure all parking will be onsite and no spillover into adjacent residential
neighborhoods is expected under existing occupancy conditions.
Goal 4. A variety of corridors throughout the city provide opportunities for
shopping, recreation, commerce, employment and circulation.
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Policy:
4.1 Shared parking. Facilitate park-once and shared parking policies
among private developments that contribute to a shared parking supply
and interconnect with adjacent parking facilities.
Conformity:
The Community Commercial General Plan Designation is intended to
provide commercial goods and services that primarily serve the local
market and community. The proposed tenant space reconfiguration and
leasable area expansion would amend the type of office/retail offerings in
the community for added employment and commerce opportunities in the
area.
Goal 13. Land uses patterns that improve the health of residents.
Policies:
13.2 Social and health needs. Support the continuation of existing and new
uses that enhance the social and health needs of residents.
13.4 Private health uses. Allow for the development of private recreation,
cultural, educational, institutional and health care uses along Corridors and
in Districts, where they are compatible with existing uses.
Conformity:
The project proposes the reconfiguration of commercial tenant spaces as
well as a 1,203 square foot expansion permitted under a shared parking
arrangement. Shared parking promotes efficient use of land, reduces
traffic, and encourages walking. The reconfiguration would amend the
type of office/retail offerings in the community for added employment and
commerce opportunities.
SECTION 9. Based on the foregoing, the City Council hereby sustains the
Planning Commission’s approval of the subject Parking Plan Amendment Case
No. PARK 25-01 subject to the following Conditions of Approval.
Conditions of Approval:
1. The proposed modifications to the building, allocation of uses, and square
footages shall be consistent with those identified in the Updated Parking
Analysis, prepared by Minegar and Associates Inc., dated February 19,
2025, and shall be substantially consistent with the plans and application
submitted and approved by the Planning Commission on March 18, 2025.
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The Community Development Director shall review and may approve minor
modifications that do not otherwise conflict with the Municipal Code or
requirements of this approval.
2. Any material change to the allocation of uses that increases parking
demand shall require a Parking Plan Amendment. Modifications that do not
increase parking demand pursuant to HBMC 17.44 (Off-Street Parking) may
be approved by the Community Development Director.
3. The use shall be subject to and bound by all other restrictions pertaining to
the building and parking structure as well as any parking management
program applicable to a use in the building generally. The use and
management of parking at the Hermosa Beach Pavilion shall continue to
be subject to the programs set forth in City Council Resolution 06-6482, and
Planning Commission Resolution 08-23, in addition to the specific approvals
set forth in resolutions applied to various tenant spaces. Meanwhile the
allocation of commercial uses shall be subject to the allocation specified
in Condition #1.
4. All parking shall be shared among all uses within the Hermosa Beach
Pavilion and shall be available within the structure for employees and
customers of all tenants in the building. All parking shall be available on a
first come, first served basis (i.e., no assigned or reserved spaces for any
person, tenant space or use, except that tandem spaces may be assigned
to employees).
5. A minimum of three-hour free validated parking within the Hermosa Beach
Pavilion parking structure shall be provided for employees and patrons of
the businesses. Signs shall be prominently displayed at all entry locations
and in all public areas of the Hermosa Pavilion to promote the three-hour
free validated parking program. The applicant shall have 60-days to
implement this policy and ensure that all signage is properly posted
promoting the three-hour free validated parking program. The 60-day
window for implementation shall commence at the time that the applicant
receives building permit issuance to effectuate the consolidation of existing
tenant spaces as described in Section 1 of this document.
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6. The Parking Plan Amendment shall not be effective unless and until the
tenant space and its use conform to all codes, and Conditions of Approval
have been complied with. Approval of these permits shall expire twenty-
four (24) months from the date of approval by the Planning Commission,
unless significant construction or improvements or the use authorized
hereby has commenced. One or more extensions of time may be
requested. No extension shall be considered unless requested, in writing to
the Community Development Director including the reason therefore, at
least 60 days prior to the expiration date. No additional notice of expiration
will be provided.
7. Prior to issuance of the building permit, an ‘Acceptance of Conditions’
affidavit and recording fees shall be filed with the Community Development
Department stating that the applicant/property owner is aware of, and
agrees to accept, all of the conditions of this grant of approval. This
approval shall not be effective for any purposes until the permittee and the
owners of the property involved have filed at the office of the Planning
Division of the Community Development Department their affidavits stating
that they are aware of, and agree to accept, all of the conditions of this
grant. The Parking Plan Amendment shall be recorded, and proof of
recordation shall be submitted to the Community Development
Department.
SECTION 10. This resolution shall take effect immediately. The City Clerk shall
certify to the passage and adoption of this Resolution, and shall make a minute
of the passage and adoption thereof in the minutes of the City Council meeting
at which the same is passed and adopted.
SECTION 11. Pursuant to the Code of Civil Procedure Section 1094.6, any legal
challenge to the decision of the City Council must be made within 90 days after
the final decision by the City Council.
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PASSED, APPROVED, and ADOPTED on this 27th day of May 2025.
Mayor Rob Saemann
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA
ATTEST: APPROVED AS TO FORM:
Myra Maravilla Todd Leishman
City Clerk Interim City Attorney
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State of California ) County of Los Angeles ) ss
City of Hermosa Beach )
June 9, 2025
Certification of Council Action
RESOLUTION NO. RES-25-7495 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, SUSTAINING THE PLANNING COMMISSION’S
APPROVAL OF A PARKING PLAN AMENDMENT (PARK 25-01) AT 1601
PACIFIC COAST HIGHWAY IN THE SPECIFIC PLAN AREA 8 (SPA-8) ZONE
AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
I, Myra Maravilla, City Clerk of the City of Hermosa Beach, do hereby certify
that the above and foregoing Resolution No. RES-25-7495 was duly approved and
adopted by the City Council of said City at its regular meeting thereof held on
the 27th day of May 2025, and passed by the following vote:
AYES: MAYOR SAEMANN, COUNCILMEMBER KEEGAN, AND
COUNCILMEMBER FRANCOIS
NOES: MAYOR PRO TEMPORE DETOY AND COUNCILMEMBER JACKSON
ABSTAIN: NONE
ABSENT: NONE
________________________________
Myra Maravilla
City Clerk
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