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HomeMy WebLinkAbout2020-11-17 PC AgendaPlanning Commission City of Hermosa Beach Regular Meeting Agenda - Final City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Chair Rob Saemann Vice Chair Marie Rice Commissioners David Pedersen Stephen Izant Peter Hoffman Council Chambers (Virtually)6:00 PMTuesday, November 17, 2020 1 November 17, 2020Planning Commission Regular Meeting Agenda - Final ******************************************************************************************************* THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING COMMISSION MEMBERS MAY ATTEND AND PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE PUBLIC MAY PARTICIPATE BY TELECONFERENCE. ******************************************************************************************************* THE PUBLIC COMMENT IS LIMITED TO THREE MINUTES PER SPEAKER Planning Commission agendas and staff reports are available for review on the City's web site at www.hermosabeach.gov. Wireless access is available in the City Council Chambers for mobile devices: Network ID: CHB-Guest, Password: chbguest Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection immediately upon distribution in the Community Development Department during normal business hours from Monday through Thursday, 7:00 AM - 6:00 PM and on the City's website. Final determinations of the Planning Commission may be appealed to the City Council within 10 days of the next regular City Council meeting date. If the 10th day falls on a Friday or City holiday, the appeal deadline is extended to the next City business day. Appeals shall be in written form and filed with the City Clerk's office, accompanied by an appeal fee. The City Clerk will set the appeal for public hearing before the City of Hermosa Beach City Council at the earliest date possible. If you challenge any City of Hermosa Beach decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described on this agenda, or in a written correspondence delivered to the Planning Commission at, or prior to, the public hearing. To comply with the Americans with Disabilities Act (ADA) of 1990, Assistive Listening Devices will be available for check out at the meeting. If you need special assistance to participate in this meeting, please call or submit your request in writing to the Community Development Department at (310) 318-0242 or CommunityDevelopment@hermosabeach.gov at least 48 hours (two working days) prior to the meeting time to inform us of your needs and to determine if/how accommodation is feasible. Page 2 City of Hermosa Beach Printed on 3/20/2024 2 November 17, 2020Planning Commission Regular Meeting Agenda - Final PUBLIC PARTICIPATION City Hall will be closed to the public until further notice. Virtual Meetings are held pursuant to Executive Order N-29-20 issued by Governor Gavin Newsom on March 17, 2020. Members of the public may submit eComments (instructions below) or email comments to CommunityDevelopment@hermosabeach.gov until 12:00 PM on the meeting date. Members of the public may also participate by phone. JOIN THE VIRTUAL PLANNING COMMISSION MEETING AT: https://us02web.zoom.us/j/82539742028?pwd=OUNTRDNvd2l6TzBpTDljc2x6bGFwdz09 OR PARTICIPATE BY PHONE: 1. Prior to 5:00 PM on the meeting date, email Planning@hermosabeach.gov to be added to the speaker list. Please indicate your full name and which item you would like to speak on. 2. Dial in 5 minutes prior to the start of the meeting: > Toll Free Dial in: (888) 475-4499 > Planning Commission Webinar ID: 825 3974 2028 # > Passcode: 207860 3. ATTENDEES WILL BE MUTED UNTIL THE PUBLIC PARTICIPATION PERIOD IS OPENED. When you are called on to speak, press *6 to unmute your line or *9 to raise your hand. Comments from the public are limited to 3 minutes per speaker. Page 3 City of Hermosa Beach Printed on 3/20/2024 3 November 17, 2020Planning Commission Regular Meeting Agenda - Final Submit your comments via eComment in three easy steps: Note: Your comments will become part of the official meeting record. You must provide your full name, but please do not provide any other personal information (i.e. phone numbers, addresses, etc) that you do not want to be published. 1. Go to the Agendas/Minutes/Video webpage and find the meeting you’d like to submit comments on. Click on the eComment button for your selected meeting. 2. Find the agenda item for which you would like to provide a comment. You can select a specific agenda item/project or provide general comments under the Oral/Written Communications item. 3. Sign in to your SpeakUp Hermosa Account or as a guest, enter your comment in the field provided, provide your name, and if applicable, attach files before submitting your comment. eComments can be submitted as soon as the meeting materials are published, but will only be accepted until 12:00 PM on the date of the meeting to ensure Planning Commission and staff have the ability to review comments prior to the meeting. 1. Call to Order 2. Pledge of Allegiance 3. Roll Call 4. Oral / Written Communications Section I CONSENT CALENDAR 5.REPORT 20-0728 Approval of the October 20, 2020 Planning Commission Action Minutes Recommendation:Approve the Planning Commission action minutes of the October 20, 2020 regular meeting. 6. Resolution(s) for Consideration - None *************************************************************************************************************** THE RECOMMENDATIONS NOTED BELOW ARE FROM THE PLANNING STAFF AND ARE RECOMMENDATIONS ONLY. THE FINAL DECISION ON EACH ITEM RESTS WITH THE PLANNING COMMISSION. PLEASE DO NOT ASSUME THAT THE STAFF RECOMMENDATION WILL BE THE ACTION OF THE PLANNING COMMISSION. *************************************************************************************************************** Section II HEARING Page 4 City of Hermosa Beach Printed on 3/20/2024 4 November 17, 2020Planning Commission Regular Meeting Agenda - Final 7.REPORT 20-0735 Receive Tri-Annual Report for On-Sale Alcoholic Beverage Conditional Use Permits Recommendation:Receive and file the report. This report covers the period from March 1 to August 31, 2020. Based on the information in the report, no establishments have reached the "Standard Initiating Planning Commission Review". In the previous report submitted to the Planning Commission on October 20, 2020, staff indicated that one establishment had reached the threshold for further review due to three CUP/Health Department violations. After further review, it was determined that one of the violations involved the allegation of patrons drinking in front of the business but it was not observed by city staff and should not be counted as a CUP violation. Section III PUBLIC HEARING 8.REPORT 20-0729 Information Only: Public Hearing Notices and Project Zoning Map 9.REPORT 20-0734 Parking Plan 20-4 request to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:Adopt the attached resolution approving the Parking Plan (PARK 20-4) to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). 10.REPORT 20-0731 TA 20-3 - Consideration of to Section 17.42.190 of the Hermosa Beach Municipal Code regarding the City’s Limited Live Entertainment Permit pilot program, and determination that the project is categorically exempt from the California Environmental Quality Act. Recommendation:Conduct public hearing and adopt the attached resolution recommending the City Council approve Text Amendment 20-3 to the Hermosa Beach Municipal Code, Chapter 17.42, Section 17.42.190, to continue the City's Limited Live Entertainment Pilot Program for two additional years, and determination that the project is categorically exempt from the California Environmental Quality Act. Section IV 11. Staff Items Page 5 City of Hermosa Beach Printed on 3/20/2024 5 November 17, 2020Planning Commission Regular Meeting Agenda - Final a.REPORT 20-0727 Planning Commission review and consideration of initiation of text amendments to Section 17.08.020 of the Hermosa Beach Municipal Code regarding “Home Occupations” (home-based businesses) in residential zones. Recommendation:1. Review Section 17.08.020 of the Hermosa Beach Municipal Code regarding "Home Occupations" (home-based businesses) in residential zones; 2. Consider focused amendments or a comprehensive update, working with the City Attorney for consideration at a future Planning Commission meeting; and 3. If desired, set a public hearing to consider Text Amendments for Planning Commission to recommend to the City Council regarding "Home Occupations" (home-based businesses). b. Verbal report on City Council actions c. Verbal status report on major Planning projects d.REPORT 20-0732 December 15, 2020 Planning Commission Tentative Future Agenda Items Recommendation:Receive and file the December 15, 2020 Planning Commission tentative future agenda items. 12. Commissioner Items 13. Adjournment Page 6 City of Hermosa Beach Printed on 3/20/2024 6 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0728 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of November 17, 2020 Approval of the October 20, 2020 Planning Commission Action Minutes Recommended Action: Approve the Planning Commission action minutes of the October 20, 2020 regular meeting. Attachment: 1. October 20, 2020 Planning Commission action minutes Respectfully Submitted by: Beverly Tuazon, Administrative Assistant Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™7 City Hall 1315 Valley Drive Hermosa Beach, CA 90254 City of Hermosa Beach Action Minutes - Draft Planning Commission Chair Rob Saemann Vice Chair Marie Rice Commissioners David Pedersen Stephen Izant Peter Hoffman 6:00 PM Council Chambers (Virtually)Tuesday, October 20, 2020 ******************************************************************************************************* THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING COMMISSION MEMBERS MAY ATTEND AND PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE PUBLIC MAY PARTICIPATE BY TELECONFERENCE. ******************************************************************************************************* 1. Call to Order 2. Pledge of Allegiance 3. Roll Call Commissioner Peter Hoffman, Chair Rob Saemann, Vice Chair Marie Rice, Commissioner David Pedersen, and Commissioner Stephen Izant Present:5 - Absent:0 All Planning Commissioners attended remotely. Also Present Remotely: Ken Robertson, Community Development Director Patrick Donegan, Assistant City Attorney Christy Teague, Senior Planner Yuritzy Randle, Assistant Planner Melanie Emas, Assistant Planner 4. Oral / Written Communications Attending remotely to speak: Kathie Stemig. Section I Page 1City of Hermosa Beach DRAFT8 October 20, 2020Planning Commission Action Minutes - Draft CONSENT CALENDAR 5.REPORT 20-0669 Approval of the September 15, 2020 Planning Commission Action Minutes September 15, 2020 Planning Commission action minutesAttachments: ACTION: Motion by Commissioner Pedersen and seconded by Vice Chair Rice to approve the September 15, 2020 action minutes as presented. The motion carried by the following vote: Aye:Chair Saemann, Vice Chair Rice, Commissioner Pedersen, and Commissioner Izant4 - Absent:0 Abstain:Commissioner Hoffman1 - Section II PUBLIC HEARING 6.REPORT 20-0670 Information Only: Public Hearing Notices and Project Zoning Maps 1. Public Notices 2. Project Zoning Maps Attachments: 7.REPORT 20-0675 CON 20-1 Conditional Use Permit (20-1) and Precise Development Plan Amendment (20-4) for the completion of a two-unit detached condominium project, to construct the second of the two condominium units previously approved, located at 1461 Monterey Boulevard and determination that the project is Categorically Exempt from the California Environmental Quality Act. 1. Proposed Resolution 2. Site Photographs 3. Applicant Submittal 4. 2015 Approved Plans 5. PC Resolution No. 15-10 6. CC Resolution No.16-7032 7. Recorded Final Parcel Map 8. Radius Map 9. Poster Verification Attachments: Attending remotely to speak: Stacy Straus and Joseph Fournier. ACTION: Motion by Commissioner Hoffman and seconded by Vice Chair Rice to adopt the resolution, as presented, approving the Conditional Use Permit and Precise Development Plan Amendment for the completion of a two-unit detached Page 2City of Hermosa Beach DRAFT9 October 20, 2020Planning Commission Action Minutes - Draft condominium project, to construct the second of the two condominium units previously approved located at 1461 Monterey Boulevard, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). The motion carried by the following vote: Aye:Commissioner Hoffman, Chair Saemann, Vice Chair Rice, Commissioner Pedersen, and Commissioner Izant 5 - Absent:0 8.REPORT 20-0668 PDP 20-6 Precise Development Plan for a three-story attached duplex with an attached Junior Accessory Dwelling Unit (JADU) located at 24 3rd Street and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). 1. Proposed Resolution 2. Site Photograghs 3. Applicant Submittal 4. Radius Map 5. Poster Verification 6. Supplemental - eComments, added 10-20-20 7. Supplemental - Letter from Gabriella Heffernan, added 10-20-20 Attachments: Attending remotely to speak: Brandon Straus, Louie Tomaro, Kathie Stemig, Justin Beimforde, and Gabriela Heffernan. ACTION: Motion by Commissioner Hoffman and seconded by Chair Saemann to adopt the resolution, with the amendments noted below, approving the Precise Development Plan for a three-story attached duplex with an attached Junior Accessory Dwelling Unit (JADU) located at 24 3rd Street and determination that the project is Categorically Exempt from the California Environmental Quality Act. Amend the second sentence in Section 4, #2 to read: In addition, one shared guest parking space will be provided for both units and will be located in the southeast corner of the lot. Amend Condition of Approval (COA) #14 to read: A mimimum of one 24-inch box size tree shall be provided within the City's public right-of-way fronting 3rd Street within the encroachment area and the tree species shall be listed on the Public Works Department's Approved Tree List. Add a new sentence to the end of COA #16: The applicant will be required to install the sewer lateral, to connect to the sewer main, within 3rd Court and on private property. The motion carried by the following vote: Aye:Commissioner Hoffman, Chair Saemann, Vice Chair Rice, Commissioner Pedersen, and Commissioner Izant 5 - Absent:0 Page 3City of Hermosa Beach DRAFT10 October 20, 2020Planning Commission Action Minutes - Draft 9.REPORT 20-0626 TEXT 20-02 - Consideration of a Text Amendment to amend HBMC Chapter 17.44 Off-street parking to allow the use of mechanical vehicle lifts as a method to provide required parking, adopt proposed definition of “mechanical vehicle lift,” and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). 1. May 19 2020 Planning Commission Agenda 2. August 18 2020 Planning Commission Agenda 3. Draft Resolution.pdf 4. Proposed Text Amendment 5. Supplemental - Memorandum, added 10-19-20 Attachments: Vice Chair Rice and Commissioner Pedersen recused themselves. ACTION: Motion by Chair Saemann and seconded by Commissioner Hoffman to adopt the resolution, as presented, recommending the City Council adopt a text amendment to HBMC Chapter 17.44 Off-street parking to allow the use of mechanical vehicle lifts as a method to provide required parking, adopt proposed definition of “mechanical vehicle lift,” and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). The motion carried by the following vote: Aye:Commissioner Hoffman, Chair Saemann, and Commissioner Izant3 - Absent:0 Recused:Vice Chair Rice, and Commissioner Pedersen2 - 10.REPORT 20-0674 Planning Commission consideration, review, and recommendation to City Council regarding the City’s Limited Live Entertainment Pilot Program set to expire December 2020. 1. Link to September 18, 2018 Planning Commission Meeting 2. Planning Commission Resolution 18-25 Recommending City Council Approval September 18, 2018 3. Excerpt of September 18, 2018 Planning Commission Meeting Minutes 4. Link to October 23, 2018 City Council Meeting 5. Excerpt of October 23, 2020 City Council Meeting Minutes 6. Ordinance 18-1388 Approved October 23, 2018 Attachments: ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Izant to set a public hearing for November 17, 2020 to consider Text Amendments for Planning Commission to recommend to the City Council regarding Limited Live Entertainment Permits. The motion carried by the following vote: Aye:Commissioner Hoffman, Chair Saemann, Vice Chair Rice, Commissioner Pedersen, and Commissioner Izant 5 - Absent:0 Page 4City of Hermosa Beach DRAFT11 October 20, 2020Planning Commission Action Minutes - Draft Section III 11. Staff Items a.REPORT 20-0673 Receive Tri-Annual Report for On-Sale Alcoholic Beverage Conditional Use Permits 1. Process and Standards, updated 2019 2. Police/ABC Report for this period 3. Police/ABC Report for last period 4. Police Statistics for this period 5. Police Officer Checks for this period 6. Code Enforcement Data for this period 7. Code Enforcement Data for last period Attachments: ACTION: Motion by Chair Saemann and seconded by Commissioner Izant to receive and file the Tri-Annual Report for On-Sale Alcoholic Beverage Conditional Use Permits report. The motion carried by the following vote: Aye:Commissioner Hoffman, Chair Saemann, Vice Chair Rice, Commissioner Pedersen, and Commissioner Izant 5 - Absent:0 b. Verbal report on City Council actions c. Verbal status report on major Planning projects d.REPORT 20-0671 November 17, 2020 Planning Commission Tentative Future Agenda Items Planning Commission November 17, 2020 Tentative Future AgendaAttachments: ACTION: Motion by Chair Saemann and seconded by Commissioner Hoffman to receive and file the November 17, 2020 tentative future agenda, noting the addition of the public hearing for the consideration of Text Amendments for Planning Commission to recommend to the City Council regarding Limited Live Entertainment Permits. The motion carried by the following vote: Aye:Commissioner Hoffman, Chair Saemann, Vice Chair Rice, Commissioner Pedersen, and Commissioner Izant 5 - Absent:0 e.REPORT 20-0672 Community Development Department Activity Reports of January to June 2020 Page 5City of Hermosa Beach DRAFT12 October 20, 2020Planning Commission Action Minutes - Draft 1. Community Development Department activity report of January 2020 2. Community Development Department activity report of February 2020 3. Community Development Department activity report of March 2020 4. Community Development Department activity report of April 2020 5. Community Development Department activity report of May 2020 6. Community Development Department activity report of June 2020 7. Temporary Outdoor Dining/Retail Permits as of October 15, 2020 Attachments: ACTION: Motion by Vice Chair Rice and seconded by Commissioner Izant to receive and file the January to June 2020 Community Development Department activity reports and the year to date report of Temporary Outdoor Dining/Retail Permits. The motion carried by the following vote: Aye:Commissioner Hoffman, Chair Saemann, Vice Chair Rice, Commissioner Pedersen, and Commissioner Izant 5 - Absent:0 12. Commissioner Items 13. Adjournment ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Pedersen to adjourn. The motion carried by the following vote: Aye: 5 - Chair Saemann, Vice Chair Rice, Commissioner Pedersen, Commissioner Izant, and Commissioner Hoffman. The meeting was adjourned at 8:25 PM. Page 6City of Hermosa Beach DRAFT13 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0735 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of November 17, 2020 Receive Tri-Annual Report for On-Sale Alcoholic Beverage Conditional Use Permits Recommended Action: Receive and file the report. This report covers the period from March 1 to August 31, 2020. Based on the information in the report, no establishments have reached the “Standard Initiating Planning Commission Review”. In the previous report submitted to the Planning Commission on October 20, 2020, staff indicated that one establishment had reached the threshold for further review due to three CUP/Health Department violations. After further review, it was determined that one of the violations involved the allegation of patrons drinking in front of the business but it was not observed by city staff and should not be counted as a CUP violation. Background: Since 2017 the tri-annual reviews of on-sale alcoholic beverage establishments includes the two-step process of providing an informational report before scheduling a hearing. The Process and Standards, updated in 2019, is Attachment 1. Changes to the process and reporting for this review, recommended by the Planning Commission, were approved by the City Council in March 2019, and include reporting and conducting the review three times a year. This is the third report in 2020 and covers the prior 6 months. The hearing to discuss and evaluate this report will be at the next Planning Commission Meeting, Tuesday November 17, 2020. The establishments required to prepare food to alcohol ratio reports for the first half of 2020 are included in this report. The next report will be presented in February 2021 and will cover the period between July 1 and December 31, 2020. In late March, 2020 the LA County Department of Public Health ordered the closure of non-essential City of Hermosa Beach Printed on 2/20/2024Page 1 of 6 powered by Legistar™14 Staff Report REPORT 20-0735 businesses which included all bars and restaurants. Under the LA County Health order, restaurants were still permitted to serve take-out orders and alcohol to go provided it was served in sealed containers with a food order. The regulatory relief by the ABC clearly stated “Further, such beverages may not be consumed in public or in any other area where open containers are prohibited by law.” HBMC 17.40.080(a)(2) states “The business shall prevent loitering, unruliness and boisterous activities of the patrons outside the business or in the immediate area.” Considering the requirements of the ABC regulatory relief and the requirements of the HBMC, it is the responsibility of each business to ensure that their patrons do not consume to-go alcohol in the immediate area. On May 20, 2020, the LA County Department of Public Health, allowed limited re-openings of restaurant seating in in outdoor locations only, and continuation of the allowance for take-out orders of food and alcohol. Analysis: Police Reports and ABC Activity: The Police Report includes a thorough summary of approach to reporting incidents, and their review and statistics related to each location. For the reporting period of March 1 and August 31, 2020, the Police Department highlighted the following violations which are considered CUP violations for the purpose of this report: Barnacles Bar and Grill, 837 Hermosa Avenue: ·Violation of the County Health order on 4/25/20 by allowing patrons to consume alcohol on the patio, a practice for which they had been previously warned. This is separate from the later closure by the County Health Department. ·Violation of HBMC 17.40.080 on 5/13/20 when several patrons we seen drinking in front of the location. After further review, no violations were observed by the Police Department and this incident should not be counted as a CUP violation. The call of patrons drinking in front was discussed with the business owner. The Deck, 1272 The Strand: ·Violation of HBMC 17.40.080 on 5/16/20 when several patrons were seen drinking in the alley. The business had placed several chairs and tables in the alley adjacent to their back door. The business brought the furniture inside after being contacted. City of Hermosa Beach Printed on 2/20/2024Page 2 of 6 powered by Legistar™15 Staff Report REPORT 20-0735 Silvio’s, 20 Pier Avenue: ·Violation of HBMC 17.40.080 on 5/10/20 when several patrons were seen drinking in front of the business. Slaters 50/50, 11 Pier Avenue: ·Slaters 50/50 violated HBMC 17.40.080 on 5/10/20 when several patrons were seen drinking in their parking lot. Any single incident may not rise to the level of a citation of the business if they can immediately correct the violation. However, repeated or egregious violations, over the course of several weeks or months should be used administratively and reported as CUP violations to gain and maintain compliance. These violations should also be considered in the context of the multiple changes presented by the COVID-19 pandemic. Occupant Load: The threshold to trigger review is one (1). Code Enforcement routinely checks on-sale establishments and did not report occupant load violations during the review period. Due to the Coronavirus pandemic, most establishments were either closed completely or obtained permits for temporary outdoor dining areas during this reporting period. No citations were issued by Code Enforcement during this reporting period as emphasis was directed to educating various businesses as to how they were impacted by the myriad of Emergency Orders that were issued on a regular basis. Code Enforcement and Fire Prevention: We are working with the Los Angeles County Fire Department and have included their business inspection reports in past Tri Annual reviews. Due to Covid-19, the department has suspended their business license inspection program. Code Enforcement/Violation of CUP Conditions: Code Enforcement efforts have shifted in response to Covid-19. With the new temporary outdoor dining/retail display program, Code Enforcement has been tasked with processing and verifying these permits, as well as ensuring that the added seating does not exceed County guidelines regarding occupant loads. The success of their efforts can be seen throughout Hermosa Beach, particularly in the downtown City of Hermosa Beach Printed on 2/20/2024Page 3 of 6 powered by Legistar™16 Staff Report REPORT 20-0735 and upper Pier areas. Code Enforcement has also been instrumental in educating businesses regarding proper face coverings and social distancing in these establishments. Over the 4th of July weekend, our Enforcement team paired with County Health Inspectors to tour the downtown district and ensure that we were following their guidelines. We have established an excellent partnership with this vital department. Violations that are both a code violation and a CUP violation are only counted once. Code Enforcement issued no citations during this reporting period. Although many businesses received warnings, policy is to request compliance prior to issuing a Citation during a single shift. Code Enforcement considered the following as violations/incidents to highlight for this reporting period: On May 5, 2020 Barnacles Bar & Grill was closed by the Health Department for 7 days due to serving food and drink to patrons inside the establishment. Code Enforcement Statistical Data Relating to Business Checks of Alcohol Serving Establishments March 1 to August 31, 2020 is contained in Attachment 6, with the last reporting period report as Attachment 7. Businesses required to submit food-to-alcohol sales ratio reports per conditions in their CUPs must continue to do so; failure to do so is counted as part of the CUP review. Waterman’s, 22 Pier Avenue, and Día de Campo, 1238 Hermosa Avenue, are required to submit quarterly reports, which need not be audited. Standing Room, 1320 Hermosa Avenue, must submit quarterly reports audited by a CPA. All have submitted the required documents. Based on the “Procedure for Review of On-Sale Alcoholic Beverage Conditional Use Permit” no businesses have reached the “Standard Initiating P.C. Review” based on the “standards that would trigger a referral to the Planning Commission for a CUP review and potentially for a subsequent modification/revocation hearing.” General Plan Consistency: Evaluation of the City’s enforcement and police responses to achieve safety goals is consistent with Goal 5 of the Public Safety Element: High Quality police and fire protection services provided to residents and visitors and the following policies under Goal 5: ·Public Safety 5.1 Crime deterrence. Regularly evaluate the incidence of crime and identify and implement measures to deter crime. ·Public Safety 5.2 High level of response. Achieve optimal utilization of allocated public safety resources and provide desired levels of response, staffing, and protection within the community. City of Hermosa Beach Printed on 2/20/2024Page 4 of 6 powered by Legistar™17 Staff Report REPORT 20-0735 ·Public Safety 5.3 Use of technology. Provide and use smart surveillance technology and communication systems to improve crime prevention and inform the community regarding actions to take in case of emergency. ·Public Safety 5.4 Physical design standards. Reduce opportunities for criminal activity through physical design standards and Crime Prevention through Environmental Design principles. ·Public Safety 5.8 Nuisance abatement. Encourage Police Department review of uses which may be characterized historically by high levels of nuisance (noise, nighttime patronage, and/or rates of criminal activity) providing for conditions of control of use to prevent adverse impacts on adjacent residences, schools, religious facilities, and similar “sensitive” uses. Additionally, Goal 2 of the Governance Element speaks to the importance of having the community, including business partners, be active and engaged in the decision-making process. Staff has found that collaboration with the Pier Plaza establishments to address safety concerns and improve access, lighting, and other aesthetics on the Plaza to be an effective partnership. Summary and Recommendations:The data relating to the Semi-Annual Review criteria is summarized below for specific businesses. Note: While no citations were issued, Barnacles had at least one violation of the LA County Health orders by allowing patrons to consume alcohol on their property at a time where it was prohibited. Barnacles was also closed by LA County Health for a separate violation of the Public Health Order. Barnacles had other complaints of patrons drinking in front of the business but those violations were not observed by City staff. In summary, no businesses have reached the threshold for further review by the Planning City of Hermosa Beach Printed on 2/20/2024Page 5 of 6 powered by Legistar™18 Staff Report REPORT 20-0735 Commission for this reporting period. In the report submitted to the Planning Commission on October 20, 2020, staff indicated that Barnacles Bar and Grill had three violations which warranted further review. In preparation for this report and meeting, staff conducted a more thorough review of these incidents and determined that there was not enough evidence to consider one of the incidents as a CUP violation. Attachments: 1.Process and Standards, updated 2019 2.Police/ABC Report for this period 3.Police/ABC Report for last period 4.Police Statistics for this period 5.Police Officer Checks for this period 6.Code Enforcement Data for this period 7.Code Enforcement Data for last period Respectfully Submitted by: Bob Rollins, Building & Code Enforcement Official Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 6 of 6 powered by Legistar™19 Process and Standards for Review of On-Sale Alcoholic Beverage Conditional Use Permits 1) The CUP review process will consist of an administrative review process in which the on-sale establishments’ activities would be reviewed against an established set of criteria three times per year. 2) On-sale establishments with a CUP would be referred to the Planning Commission for a CUP review, and subsequently for a modification/revocation hearing if the Commission so decided upon its review, when they exceed established standards for each criteria to trigger such a review. 3) The standards that would trigger a referral to the Planning Commission for a CUP review and potential modification/revocation hearing will be based on the frequency or number of incidents/violations within a stipulated timeframe. 4) The standards that would trigger a referral to the Planning Commission for a CUP review and potentially for a subsequent modification/revocation hearing are as indicated in Table 1 below. 5) The administrative review of CUPs should be conducted three times per year with an evaluation of the on-sale establishments’ activities for the prior 6-month period. 6) The standards or criteria of the CUP review system will be made readily available to all on-sale establishments with CUPs and the public via the City website and/or other appropriate media (including direct mailings) to minimize any confusion over what standards will initiate a Planning Commission review and potential modification/revocation hearing. 7) Information from Police and Fire Department related to patterns of patronage of on-sale establishments (as indicated by investigations of intoxicated persons after incidents) and consistency with “Model House Policies” may be generally considered by the Planning Commission as factors in whether the business is being operated responsibly and engaging in the responsible service of alcohol. This information may be considered by the planning commission, as additional justification for holding a CUP review hearing after referral based on the criteria above has been determined and as evidence in any CUP modification/revocation hearing. Table 1. CUP Review Standards Standard Initiating P.C. Review(a) Criterion (Number of incidents in any 6 months) Violation of Operating Hours 2 ABC Violations (underage serving, violation of hours, etc.) 2 Overcrowding Citation 1 Criminal Citation of Staff while Working/on Premises 2 Serious Crime on Premises indicative of Lack of Adequate Security 2 (Combination of any 3 or more) Violation of any CUP Condition (b) ABC Violations (underage service, violation of hours, etc.) Overcrowding Citation Criminal Citation of Staff while Working/on Premises Serious Crime on Premises indicative of Lack of Adequate Security Noise Citation Health Department Violation Outdoor Encroachment Permit Violation Building Code Violation (incl. remodeling without permit) Sign Ordinance Violation NPDES Violation (Administrative Determination) “Excessive Number” of Calls for Police Service “Excessive Number” of Public Complaints to City “Excessive Number” of Criminal Events on/adjacent to Premises NOTE: (a) – Recommended threshold number; Chief of Police may recommend CUP review to Commission at his/her discretion—at any time regardless of number of incidents in any period of time, to determine whether revocation/medication is appropriate under HBMC 17.70.010—as stipulated in many current CUPs and the Municipal Code. (b) Non-submittal of food to alcohol sales ratio reports in a timely manner when required by a CUP is considered a violation of the CUP condition. Reporting of the food to alcohol sales ratio required by a CUP, ABC license, or the Municipal Code may be required and considered during any modification/revocation action. 20 Hermosa Beach Police Department March - August 2020 CUP Review 1 Police Reports: The Hermosa Beach Police Department (HBPD) conducts a thorough review of all police reports related to establishments which hold an ABC alcohol permit. Each report is typically reviewed individually by several people. The review process is initiated by the Crime Analyst, then a review by the Operations Bureau Division Commander (Lieutenant), and the Police Captain which is currently vacant. The Lieutenant and the Captain make recommendations to the Police Chief regarding their determination of an establishment’s culpability related to Conditional Use Permit (CUP) standards. In addition, the Operations Bureau Division Commander personally makes contact with owners and managers of establishments related to any concern(s) the Police Department may have of issues that do not rise to a CUP violation. The purpose of this communication is to ensure that the establishment hears directly from the Police Department in an effort to address issues before they rise to CUP violations or other potential safety concerns. Police reports are initiated by a Call for Service (CFS). A CFS begins when someone requests the help of the police (typically by a call to dispatch) or if an officer observes an incident/violation/or contacts someone in an enforcement capacity. A CFS may result in a report, citation, arrest, or no action may be taken. HBPD reviews both CFS and police reports related to ABC permitted addresses. It is important to understand that a CFS or a report at a specific address does not mean an incident happened inside the address. As an example, a traffic accident or a fight reported at 1234 Main Street does not mean the incident occurred inside the address or is associated with the business. The address may simply be associated as a landmark (identifying the location of an incident) wherein the location itself had nothing to do with the incident. That said, a location with a CFS or report should not be assumed to be problematic or involved in the incident as the CFS or report may have nothing to do with the location other than used as a landmark/identifying the location of an incident which occurred outside of the location. In reporting back to the Planning Commission, HBPD will note the number of CFS and Reports associated with an address. We also report back the category of the reports (e.g. Drunk, Disturbance, Assault, etc.). An establishment will not have a CUP violation charged against them, unless, in HBPD’s review process it is determined that the establishment was complicit or clearly negligent in its actions which results in a violation of the CUP standards (Table 1.) As an example, two people bump into each other inside of an establishment and one person hits the other person without warning. Without additional information demonstrating the establishment’s complicity or negligence, the establishment would not be charged with a CUP violation. As the Planning Commission reviews HBPD’s statistics related to each location, it should be understood that a location may have 4 “Total” reports, of which only 3 are “reviewed” would mean one of the four reports has nothing to do with the location. The number under the type of report (e.g. Drunk, Disturbance, Assault, etc.), may or may not be charged against the establishment based on the determination made the HBPD Chief of Police. As noted, this determination will be made based on information demonstrating the establishment’s complicity or negligence. If it is determined that an establishment is complicit or negligent, a number will be assigned to the “Counted for CUP” column. 21 Hermosa Beach Police Department March - August 2020 CUP Review 2 For context, the HBPD and the FBI categorizes assaults, sexual assaults and narcotics violations as ‘serious crime.” With this in mind and with the agreement of the Planning Commission, it has been determined that two (2) incidents of “Serious Crime on Premises Indicative of Lack of Adequate Security” is the established criteria needed for the Chief of Police to request a Conditional Use Permit (CUP) review by the Planning Commission (as noted on Table 1 of the CUP review standards). That said, the municipal code also provides: “the Chief of Police retains authority to recommend CUP reviews to the Planning Commission at his/her discretion— regardless of the number of incidents in any period of time, as stipulated in many current CUPs and the Municipal Code. Between 03/01/2020 and 08/31/20, 10 police reports and 31 CFS related to establishments with CUPs merited review by police staff. Of these 10 reports, 4 were previously reviewed during the last CUP as they occurred during either March or April of 2020. Between 03/01/2020 and 08/31/20, Barnacles again had zero reports, and 6 CFS that were reviewed. Two CFS were previously reviewed during the last CUP. One of the previously reviewed calls was counted for CUP. This call was for subjects loitering at the location. Even though they were not cited, the incident was considered an ABC and LA health order violation. The general manager of Barnacles had previously been warned regarding several patrons on the patio with drinks who did not order food. Of the 4 currently reviewed calls, none were counted towards CUP. This call indicated that customers were drinking at the location. After further review, no violations were observed by the Police Department. The incident was discussed with the business owner. The Deck had 5 calls for service reviewed and no reports. Of the CFS, one was found to be counted for the CUP. This instance consisted of a multiple people located at the location eating at tables. Some had drinks in clear cups that were not sealed. Code Enforcement was notified and asked to talk to the business owner and to move table and chairs inside. Silvio’s had one CFS reviewed and counted. The incident involved a patron who was drinking in public in front of Sylvio’s. The patron was cited for possession of an open container of alcohol in public. Per HBMC 17.40.080, the business is responsible for preventing loitering, unruliness and boisterous activities of the patrons outside of the business or in the immediate area. Slaters 50 50 had 2 CFS reviewed and one counted for CUP. On the incident which is counted, four subjects were contacted in the parking lot of Slaters with open containers of alcohol. This call was a violation of 17.40.080 in the parking lot of the location. See attached 2020 March – 2020 August CUP 6 Month Review Chart. Reports CFS* Total Reviewed Drunk in Disturbances Assaults Sexual Assaults Narcotics Other Reports Total Review Disturbance or Assault CUP Violations 22 Hermosa Beach Police Department March - August 2020 CUP Review 3 Public 5 (3) 2(2) 0 2 (1) 0 0 1 31(3) 16(3) 4 (1) *CFS- Calls for Service (#) number that were counted in the previous report ABC Activity: The Hermosa Beach Police Department previously participated in a tri-city (Hermosa Beach, Manhattan Beach and El Segundo) grant with Alcohol Beverage Control (ABC) which ended on June 30, 2019. The tri-cities did not receive a new ABC grant for this fiscal year. We will be re- applying for future grants. This grant provided funding for officers from each agency to work together to impact alcohol related issues in each city. While this program is primarily enforcement related, there is an educational component where police and ABC personnel meet with the staff/ownership at on-site and off-site sales establishments to review expectations and provide guidance. Updates of any future ABC grants will be provided to the Planning Commission. Responsible Beverage Service Training: On March 10, 2020 Behavioral Health Services provided RBS training in Hermosa Beach and had 15 attendees. 10 attendees were from Hermosa Beach establishments and 5 attendees were from Manhattan Beach establishments. 12 of the 15 attendees passed the post-test with a score of 70% or higher. Definitions: IMPACT (Informed Merchants Preventing Alcohol-Related Crime Tendencies) Inspection- objective of the project is to educate licensees about the various ways they can participate in reducing alcohol-related crimes such as sales to underage and obviously intoxicated persons. Licensee Education on Alcohol and Drugs (LEAD) Training- A free, voluntary prevention and education program for retail licensees, their employees and applicants, designed to promote the legal and responsible sale and service of alcoholic beverages in California. Minor Decoy- This operation allows law enforcement to use persons under 20 years of age as decoys to test establishments ID check process to determine if they will sell alcohol to minors. Party Patrol Enforcement- This operation focuses on under aged alcohol related parties. Responsible Beverage Service (RBS) Training- Similar to LEAD training, this free training is provided by the Behavioral Health Services (BHS) to sellers/servers designed to promote the legal and responsible sale and service of alcoholic beverages in California. Shoulder Tap- During these operations, a minor decoy, under the direct supervision of law enforcement officers, solicits adults outside ABC licensed establishments to buy the minor decoy alcohol. 23 Hermosa Beach Police Department March - August 2020 CUP Review 4 Trap Door- During these operations, law enforcement works with establishments to interview and cite minors who have attempted to gain access to an establishment using a false ID. DUI and Drunk in Public Summary: As part of DUI and Drunk in Public arrests, HBPD officers, to the best of their abilities, ask arrestees to tell them where they have previously been drinking, and more specifically the last place they recall drinking. Not all contacts with arrestees provide an opportunity to ask these questions. The answers are documented and are presented here. March – August 2020 March – August 2020 Driving Under the Influence Public Intoxication Locations Totals Locations Totals Baja Sharkeez 1 Baja Sharkeez 3 Crème de la Crepe 1 Barnacles 1 Community Center 1 Beach 3 Hermosa Beach 3 Home 1 Hermosa Bars 1 Not in Report 3 House 2 Pier Plaza 1 Other city 1 Tower 12 1 Plaza 1 Unable to articulate 2 Refused 3 Unknowns 23 Unknown Restaurant 2 Totals 38 Totals 16 24 Hermosa Beach Police Department November 2019 – April 2020 CUP Review 1 Police Reports: The Hermosa Beach Police Department (HBPD) conducts a thorough review of all police reports related to establishments which hold an ABC alcohol permit. Each report is typically reviewed individually by more than three people. The review process is initiated by the Crime Analyst, then a review by the Operations Bureau Division Commander (Lieutenant), the Police Captain and ultimately the Chief of Police. The Lieutenant and the Captain make recommendations to the Police Chief regarding their determination of an establishment’s culpability related to Conditional Use Permit (CUP) standards. In addition, the Operations Bureau Division Commander personally makes contact with owners and managers of establishments related to any concern(s) the Police Department may have of issues that do not rise to a CUP violation. The purpose of this communication is to ensure that the establishment hears directly from the Police Department in an effort to address issues before they rise to CUP violations or other potential safety concerns. Police reports are initiated by a Call for Service (CFS). A CFS begins when someone requests the help of the police (typically by a call to dispatch) or if an officer observes an incident/violation/or contacts someone in an enforcement capacity. A CFS may result in a report, citation, arrest, or no action may be taken. HBPD reviews both CFS and police reports related to ABC permitted addresses. It is important to understand that a CFS or a report at a specific address does not mean an incident happened inside the address. As an example, a traffic accident or a fight reported at 1234 Main Street does not mean the incident occurred inside the address or is associated with the business. The address may simply be associated as a landmark (identifying the location of an incident) wherein the location itself had nothing to do with the incident. That said, a location with a CFS or report should not be assumed to be problematic or involved in the incident as the CFS or report may have nothing to do with the location other than used as a landmark/identifying the location of an incident which occurred outside of the location. In reporting back to the Planning Commission, HBPD will note the number of CFS and Reports associated with an address. We also report back the category of the reports (e.g. Drunk, Disturbance, Assault, etc.). An establishment will not have a CUP violation charged against them, unless, in HBPD’s review process it is determined that the establishment was complicit or clearly negligent in its actions which results in a violation of the CUP standards (Table 1.) As an example, two people bump into each other inside of an establishment and one person hits the other person without warning. Without additional information demonstrating the establishment’s complicity or negligence, the establishment would not be charged with a CUP violation. As the Planning Commission reviews HBPD’s statistics related to each location, it should be understood that a location may have 4 “Total” reports, of which only 3 are “reviewed” would mean one of the four reports has nothing to do with the location. The number under the type of report (e.g. Drunk, Disturbance, Assault, etc.), may or may not be charged against the establishment based on the determination made the HBPD Chief of Police. As noted, this determination will be made based on information demonstrating the establishment’s complicity or negligence. If it is determined that an establishment is complicit or negligent, a number will be assigned to the “Counted for CUP” column. 25 Hermosa Beach Police Department November 2019 – April 2020 CUP Review 2 For context, the HBPD and the FBI categorizes assaults, sexual assaults and narcotics violations as ‘serious crime.” With this in mind and with the agreement of the Planning Commission, it has been determined that two (2) incidents of “Serious Crime on Premises Indicative of Lack of Adequate Security” is the established criteria needed for the Chief of Police to request a Conditional Use Permit (CUP) review by the Planning Commission (as noted on Table 1 of the CUP review standards). That said, the municipal code also provides: “the Chief of Police retains authority to recommend CUP reviews to the Planning Commission at his/her discretion— regardless of the number of incidents in any period of time, as stipulated in many current CUPs and the Municipal Code. Between 11/01/19 and 04/30/20, 11 police reports and 18 CFS related to establishments with CUPs merited review by police staff. Between 11/01/19 and 04/30/20,Barnacles had zero reports, and 3 CFS that were reviewed. One CFS was previously reviewed during the last CUP. The 2 current CFS that were reviewed, one was counted for CUP. This call was for subjects loitering at the location. Even though they were not cited, the incident was considered an ABC and LA health order violation. The general manager of Barnacles had previously been warned regarding several patrons on the patio with drinks who did not order food. Local 90 had one incident that counted against them but that incident was previously reviewed and counted on the last CUP report. See attached 2019 November – 2020 April CUP 6 Month Review Chart. Reports CFS* Total Reviewed Drunk in Public Disturbances Assaults Sexual Assaults Narcotics Other Reports Total Review Disturbance or Assault CUP Violations 11 (3) 5 0 3 (1) 2 (1) 0 2 (1) 18 (10) 13 (7) 2 (1_ *CFS- Calls for Service (#) number that were counted in the previous report ABC Activity: The Hermosa Beach Police Department previously participated in a tri-city (Hermosa Beach, Manhattan Beach and El Segundo) grant with Alcohol Beverage Control (ABC) which ended on June 30, 2019. The tri-cities did not receive a new ABC grant for this fiscal year. We will be re- applying for future grants. This grant provided funding for officers from each agency to work together to impact alcohol related issues in each city. While this program is primarily enforcement related, there is an educational component where police and ABC personnel meet with the staff/ownership at on-site and off-site sales establishments to review expectations and provide guidance. Updates of any future ABC grants will be provided to the Planning Commission. 26 Hermosa Beach Police Department November 2019 – April 2020 CUP Review 3 Responsible Beverage Service Training: On March 10, 2020 Behavioral Health Services provided RBS training in Hermosa Beach and had 15 attendees. 10 attendees were from Hermosa Beach establishments and 5 attendees were from Manhattan Beach establishments. 12 of the 15 attendees passed the post-test with a score of 70% or higher. Definitions: IMPACT (Informed Merchants Preventing Alcohol-Related Crime Tendencies) Inspection- objective of the project is to educate licensees about the various ways they can participate in reducing alcohol-related crimes such as sales to underage and obviously intoxicated persons. Licensee Education on Alcohol and Drugs (LEAD) Training- A free, voluntary prevention and education program for retail licensees, their employees and applicants, designed to promote the legal and responsible sale and service of alcoholic beverages in California. Minor Decoy- This operation allows law enforcement to use persons under 20 years of age as decoys to test establishments ID check process to determine if they will sell alcohol to minors. Party Patrol Enforcement- This operation focuses on under aged alcohol related parties. Responsible Beverage Service (RBS) Training- Similar to LEAD training, this free training is provided by the Behavioral Health Services (BHS) to sellers/servers designed to promote the legal and responsible sale and service of alcoholic beverages in California. Shoulder Tap- During these operations, a minor decoy, under the direct supervision of law enforcement officers, solicits adults outside ABC licensed establishments to buy the minor decoy alcohol. Trap Door- During these operations, law enforcement works with establishments to interview and cite minors who have attempted to gain access to an establishment using a false ID. 27 Hermosa Beach Police Department November 2019 – April 2020 CUP Review 4 DUI and Drunk in Public Summary: As part of DUI and Drunk in Public arrests, HBPD officers, to the best of their abilities, ask arrestees to tell them where they have previously been drinking, and more specifically the last place they recall drinking. Not all contacts with arrestees provide an opportunity to ask these questions. The answers are documented and are presented here. November 2019 – April 2020 November 2019-April 2020 DUI Summary Public Intoxication Summary Locations Totals Locations Totals American Junkie 1 7-Eleven 1 Baja Sharkeez 10 Alcohol on Person 8 Crème de la Crepe 1 American Junkie 1 Dia DeCampos 1 Baja Sharkeez 2 Hermosa Beach 5 Barnacles 1 Hermosa Saloon 1 Bars 3 House 2 HB Yacht Club 1 Other city 5 Hermsoa Beach 1 Patrick Molloys 1 Home 1 Pedone's 1 Not in Report 21 Radici 1 Other City 1 Refused 2 Paisanos 1 Tower 12 1 Pier Plaza 1 Unknown Restaurant 1 Refused 1 Totals 33 Street 1 The Deck 1 Tower 12 3 Unable to articulate 5 Unknowns 8 Totals 62 28 Total # # Reviewed Drunk in Public Disturbance / Fights Assaults Sexual Assaults Narcotics Other Reports # Reviewe d Disburbance / Assault American Junkie, 68 Pier Plaza 1 1 0 0 1 0 0 0 0 0 0 Baja Sharkeez, 52 Pier Plaza 3(3) 2(2) 1(1) 0 1(1) 0 0 0 0 0 0 Barnacles, 837 Hermosa Ave 0 0 0 0 0 0 0 0 6(2) 4(2)1(1) Beach House, 1300 The Strand 2 0 0 0 0 0 0 0 0 0 0 Bottle Inn, 26 22nd St 0 0 0 0 0 0 0 0 1 0 0 The Deck, 1272 The Strand 0 0 0 0 0 0 0 0 5 3 1 Good Stuff, 1286 The Strand 0 0 0 0 0 0 0 0 2 0 0 Greenbelt, 36 Pier Plaza 0 0 0 0 0 0 0 0 1 0 0 Hennessey's Tavern, 8 Pier Plaza 3 1 0 0 0 0 0 1 2 1 0 North End, 2626 Hermosa Ave 0 0 0 0 0 0 0 0 2 2 0 Paisano's, 1132 Hermosa Ave 0 0 0 0 0 0 0 0 1 1 0 Palmilla, 39 Pier Plaza 0 0 0 0 0 0 0 0 3 1 0 Patrick Malloy's, 50 Pier Plaza 0 0 0 0 0 0 0 0 1 1 0 Pedone's Pizza, 1332 Hermosa Ave 0 0 0 0 0 0 0 0 1 1 0 Silvio's, 20 Pier Plaza 0 0 0 0 0 0 0 0 1 0 1 Slaters 50 50, 11 Pier Plaza 0 0 0 0 0 0 0 0 2 0 1 Tower 12, 53 Pier Plaza 1(1) 1(1) 1(1) 0 0 0 0 0 1(1) 1(1) 0 Watermans, 22 Pier Plaza 0 0 0 0 0 0 0 0 2 1 0 Totals 10(4) 5(3) 2(2) 0 2(1) 0 0 1 31(3) 16(3)4(1) Numbers contained within ( ) are reports and or CFS that were counted on the previous report. The total number does included these previously counted numbers. Violation of Operating Hours ABC Violations (underage serving, violation of hours, etc) Overcrowding Citation Criminal Citation of Staff while Working/on Premise Serious Crime on Premises indicative of Lack of Adequate Security 2020 March - August CUP 6 Month Review Reports CFS Counted for CUP 29 Serious Crime on Premises indicative of Lack of Adequate Security Violation of any CUP Condition ABC Violations (underage serving, violation of hours, etc) Overcrowding Citation Criminal Citation of Staff while Working/On premises "Excessive Number" of Public Complaints to City "Excessive Number" of Criminal Events on/adjacent to Premises Building Code Violation (incl. remodeling w/o permit) Sign Ordinance Violation "Excessive Number" of Calls for Police Service Noise Citation Health Department Violation Outdoor Encroachment Permit Violation 30 Security checks for Businesses with Alcohol Licenses March - August 2020 AMERICAN JUNKIE - 68 Pier Pz.4 BAJA SHARKEEZ 52 Pier Pz.4 BARNACLES 837 Hermosa Ave.7 BARSHA 1141 Aviation Bl.2 BEACH HOUSE 1300 The Strand 4 CHELSEA 1340 Hermosa Ave.4 COMEDY & MAGIC CLUB 1018 Hermosa Ave.1 DIA DE CAMPO 1238 Hermosa Ave.1 GREEN BELT RESTAURANT 36 Pier Pz.1 HENNESSEY'S TAVERN 8 Pier Pz.4 HERMOSA SALOON 211 Pacific Coasy Hwy.4 THE HOOK AND PLOW 425 Pier Ave.1 LIGHTHOUSE 30 Pier Pz.2 NORTH END 2626 Hermosa Ave.4 PAISANO'S 1132 Hermosa Ave.1 PALMILLA 39 Pier Pz.3 PATRICK MOLLOY'S 50 PIER PZ.5 PEDONE'S 1332 Hermosa Ave.4 SAINT ROCKE 142 Pacific Coast Hwy.1 SILVIOS 20 Pier Pz.2 SPUMONI 1101 Aviation Bl.4 THE STANDING ROOM 1320 Hermosa Ave.1 TOWER 12 53 Pier Pz.4 WATERMANS 22 Pier Pz.2 Total 70 9/30/2020 Page 1 of 1 P:\Crystal Reports\SECCHK for bars.rpt 31 C o d e E n f o r c e m e n t C U P R e v i e w March 1, 2020 – August 31, 2020 Statistical Data Relating to Business Checks of Alcohol Serving Establishments: Total Establishment Checks 1441 Average Total Checks Per Month 228 Average Total Checks Per Shift 19 Average Checks Per Establishment Per Month 14 *These checks are for: occupancy load, fire exits, floorplans, live entertainment, and overall condition. Business Name (Outdoor Dining) Total Checks Mar 2020 – Aug 2020 Extended Outdoor Dining Permit Approved 60% Capacity The Deck 77 Public Property – Open Space Slater 50/50 71 Private Property – Parking Lot Hennessey’s Tavern 71 Public Property Plaza Silvio’s 55 Public Property Plaza Waterman’s HB 71 Public Property Plaza The Lighthouse - Closed 19 None Palmilla 79 Public & Private Property Roof Top Deck Patrick Molloy’s 81 Public Property-Plaza Baja Sharkeez 77 Public & Private Property – Rooftop Deck Tower 12 75 Public Property – Loreta Plaza American Junkie 75 Public Property - Plaza Barnacles 79 Public Property – Street Deck Mosa – Closed 28 Public Property & Private Property – Street Deck Laurel Tavern - Closed 16 None Dia De Campo 42 Private Property – Laura Tavern P-Lot The Standing Room 58 Public Property – Street Deck Underground - Closed 24 None Chelsea - Closed 24 None Rebel Republic 54 Public Property – Plaza Barsha 44 Private Property – P-lot North End Bar 24 Public Property - Street Deck Saint Rocke – Closed 12 None Hermosa Saloon – Closed 12 Private Property – P-Lot Deck approved once order is lifted to operate Decadence 64 Public Property – Street Deck Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3884 32 *Due to Covid-19 pandemic some restaurants were either closed or had limited restrictions from March 16, 2020 to present date. We regularly patrol all restaurants in operation to ensure all protocols are met. The Rockefeller 34 Public Property – Street Deck The Hook & Plow 22 Public Property – Street Deck Chef Melba’s 32 Public Property Sosta Cucina 32 Public & Back Private Property Greenbelt Restaurant 15 Public Property - Plaza Playa Hermosa Fish & Oyster 52 Public Property 2 locations on Plaza Scotty’s 22 Private Property - 2 places 33 C o d e E n f o r c e m e n t C U P R e v i e w November 1, 2019 – April 30, 2020 Statistical Data Relating to Business Checks of Alcohol Serving Establishments: Total Establishment Checks 2997 Average Total Checks Per Month 499 Average Total Checks Per Shift 23 Average Checks Per Establishment Per Month 16 *These checks are for: occupancy load, fire exits, floorplans, live entertainment, and overall condition. Business Name Total Checks Nov 2019 – Apr 2020 Abigaile’s / Ocean Bar Closed 1/20/2020 56 The Deck 148 Slater 50/50 148 Hennessey’s Tavern 110 Silvio’s 145 Waterman’s HB 145 The Lighthouse 145 Palmilla 150 Patrick Molloy’s 162 Baja Sharkeez 145 Tower 12 155 American Junkie 145 Barnacles 143 Mosa Opened 10/2019 75 Laurel Tavern 110 Dia De Campo 105 The Standing Room 110 Underground 105 Chelsea 105 Rebel Republic 105 Barsha Opened on 12/2019 78 North End Bar 95 Saint Rocke 95 Hermosa Saloon 95 Decadence 122 Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3884 34 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0729 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of November 17, 2020 Information Only: Public Hearing Notices and Project Zoning Map Attachments: 1.Public Notices 2.Project Zoning Map City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™35 36 37 21st StValley DrArdmore Ave24th Pl 24th St Prospect AveArtesia Blvd Pacific Coast HwyAlley Hillcrest DrPorter Ln G o u l d A v e Rhodes St25th St 19th St 20th St Ava Ave20th Pl Springfield AveBorden Ave21st St Alley 24th Pl 24th St 24th St Hillcrest Dr20th St 24th St 19th St 20th St R-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Limited Business and Residential C-2 General Commercial C-3 General and Highway Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) 500' Notification Radius Projects Zoning Map Planning Commission Meeting November 17, 2020 APN: 4184-014-038 2200 Pacific Coast Highway New Parking Plan Zone: SPA-8 38 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0734 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of November 17, 2020 Parking Plan 20-4 request to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Applicant/Owner:2200 Associates LLC C/O Raju Shah 1528 6th Street, Suite 100 Santa Monica, CA 90401 Recommended Action: Adopt the attached resolution approving the Parking Plan (PARK 20-4) to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). BACKGROUND ZONING:Specific Plan Area-8 (SPA-8) GENERAL PLAN:Community Commercial USE EXISTING/PROPOSED:Multi-tenant commercial building/ conversion to up to 100% medical clinic LOT SIZE:27,189 sq. ft. TOTAL GROSS FLOOR AREA: EXISTING:29,338 sq. ft. PROPOSED:No change. PARKING SPACES: PROVIDED ON-SITE:86 spaces PROPOSED SHARED:Up to 40 spaces at 2420 PCH TOTAL PROPOSED:Up to 126 combined spaces ENVIRONMENTAL DETERMINATION:Categorically Exempt, Section 15301 Class 1 Existing Facilities, as the project involves negligible or no expansion of an existing use. City of Hermosa Beach Printed on 2/20/2024Page 1 of 9 powered by Legistar™39 Staff Report REPORT 20-0734 The subject site at 2200 PCH is located at the northeast corner of the city, on the southeast corner of PCH and 21st Street and in the Specific Plan Area 8 (SPA-8) zone with a Community Commercial General Plan land use designation. The 27,189 square foot lot houses an approximately 29,338 sq. ft.three-story multi-tenant commercial general office building. The building is three stories with the first story consisting of a subterranean garage while office suites are provided on the second and third floor levels. There are 35 tenant spaces (Attachment 2 pgs. 45-46). The site provides less than required parking (86 spaces) due to changes to the City’s parking code requirements over time. To the immediate south and on the direct street corner of the subject site is an existing commercial office building occupied by Guarantee Escrow (807 21st Street) and to the south and across 21st Street are single and multi-family residences (zoned R-1 and R-2). To the immediate north of the subject site is a general office building occupied by Lane Design + Build ((2212 PCH) and the Hope Chapel administrative/general office building (2306 PCH). An existing office building (2205 PCH) is located west and across PCH. To the east and across Borden Avenue are single-family residences located in the R-1 zone. In 1981, the Planning Commission approved a 31 unit commercial office condominium project at 2200 PCH, approving a Conditional Use Permit (CUP) pursuant to Planning Commission (PC) Resolution 81-26 (Attachment 5). The building was conceptually approved and permits were issued in 1981 and construction was completed and finaled in 1985. At that time, the City zoning code required retail and office uses to provide one (1) parking space for each 300 square feet of gross floor area and did not distinguish between a higher parking requirement for medical clinics. The approved plans for 2200 PCH identify 92 required parking spaces based on the prior City code. The on-site parking supply has since been reduced to 86 on- site parking spaces in order to accommodate ADA required parking spaces. Since the building was built, the City’s parking standards have changed, rendering the building nonconforming to current parking standards (even for general office and retail use). Pursuant to HBMC Section 17.44.030, general office and retail uses now require one (1) parking space for every 250 square feet in gross floor area, whereas medical clinics require one (1) parking space per 200 square feet in gross floor area. The City has been working with the property management company for 2200 PCH (Vectra Management Group) since April of 2018 to find solutions to resolving the established medical clinic uses which, under current city code, require more parking than general office uses. The City received a letter from the property owner’s representative on November 26, 2019, addressing the City’s inability to approve various medical clinic business license applications at the general commercial building located at 2200 PCH due to the current on-site parking supply. The City sent a letter responding on January 28, 2020 (Attachment 4) and suggested that the property located at 2200 PCH apply for consideration of a Parking Plan before the Planning Commission. APPLICANT REQUEST The applicant requests consideration of a Parking Plan to accommodate existing and future medical City of Hermosa Beach Printed on 2/20/2024Page 2 of 9 powered by Legistar™40 Staff Report REPORT 20-0734 clinic uses through utilizing up to 40 shared parking spaces located at 2420 PCH (Hope Chapel) at the southernmost end of the parking lot/structure (Attachment 2 pgs. 56-59) to accommodate up to 100 percent medical clinic/office uses at 2200 PCH. The building will remain unaltered as part of this request. No additional square footage will be added, the building envelope (height and mass) will not be increased and the building design will remain unchanged. The existing parking space configuration and number of spaces will also remain unchanged. ANALYSIS Commercial permitted uses in the Specific Plan Area 8 zone shall be the same as those permitted in C-3 general commercial zone and nonconforming uses shall be subject to the provisions of the City’s Nonconforming Buildings and Uses ordinance. General office uses and medical clinics are both permitted uses in the C-3 zone and are thus permitted in the SPA-8 zone. Existing Parking Conditions Parking for 2200 PCH is provided in the form of a surface parking lot/deck and subterranean parking (Attachment 2 pgs. 60-62). The property provides 86 on-site parking spaces. 62 spaces are standard (4 of which are provided in tandem), 24 spaces are compact and 2 spaces are disabled (ADA compliant) spaces. There are currently three medical clinic businesses with a combined floor area of 2,756 sq. ft. which occupy 9.3 % of the total gross floor area. The remaining 26,852 sq. ft. in gross floor area (90.7%) is occupied by general office and/or psychologist businesses (non-medical). The remaining 10,238 sq. ft. of gross floor area is used as common access corridors (elevators, stairs, and halls) and balconies and are therefore excluded from the gross floor area for parking calculation purposes pursuant to the definition of “gross floor area provided in HBMC Section 17.44.010. The building contains 29,338 square feet of gross floor area which includes leasable tenant space, restrooms, storage and mezzanines on the third floor. City Code Definitions Provided below are the City commercial land use definitions and general definitions (Hermosa Beach Municipal Code (HBMC) Section 17.04) which include the following related classifications. "General office" means facilities where, as a primary use, the administrative activities of a business are performed. General office includes but is not limited to: D. Personal improvement services offices,including but not limited to counseling,tutoring and similar services.Excludes gymnasium/health and fitness center, educational institutions, medical office, beauty shops, massage therapy businesses,and similar uses. "Medical or dental clinic" means a place that provides patient care services on an outpatient basis. The City has been able to approve various business licenses for counselors and psychologists offices at 2200 PCH without requiring additional parking. This is because the use is classified as general office (and uses the parking standard for general office, not medical clinic). The City interprets Psychologists as general office because Psychologists focus extensively on City of Hermosa Beach Printed on 2/20/2024Page 3 of 9 powered by Legistar™41 Staff Report REPORT 20-0734 psychotherapy and treating emotional and mental suffering in patients with counseling and behavioral intervention. Based on the code definition, the distinction is that “counseling” does not involve medical treatment, medical devices, medical testing, presence of nurses, and other aspects of a medical office. As articulated in the code, psychologists providing counseling services is a general office use. A Psychiatrists office, on the other hand, is a medical clinic since psychiatrists are trained medical doctors, they can prescribe medications, and they spend much of their time with patients on medication management as a course of treatment (which also may include scales, blood pressure and other medical tests to properly prescribe medication). Therefore, the city interprets Psychiatrists office as a medical clinic and not a general office. The city has also been able to approve various psychiatrists at 2200 PCH if the prior tenant space was occupied by a previously City approved medical clinic. However, when a space is converted from office or retail to medical clinic, that change requires additional parking as set out in HBMC 7.52.035(E). Non-Conforming Sites- Changes to a More Intense Use with a Higher Parking Requirement The following limitations apply to buildings in commercial zones nonconforming as to parking. HBMC Section 17.52.035(E) states, “When the use of an existing commercial, manufacturing or other non- residential building or structure is changed to a more intense use with a higher parking requirement the requirement for additional parking shall be calculated as the difference between the required parking as stated in Section 17.44.030 for that particular use as compared to the requirement for the existing or previous use, which shall be met prior to occupying the building unless otherwise specified in Chapter. In order for uses with higher parking requirements to operate on site, the building would need to provide additional parking spaces for the net increase in required parking. This is important for two reasons. First, if a tenant space was occupied by a prior medical clinic, which was issued a valid business license from the City, then a new medical clinic business could be approved for that same tenant space without providing the additional parking spaces. This is because the change in tenant is not an intensification for that space. However, due to the deficient code required parking at 2200 PCH, if the tenant space were previously occupied by a non-medical general commercial use (such as general office or retail) then a business license for a new medical clinic business could not be approved until additional parking could be provided for the higher parking intensive use (or through approval of a Parking Plan), which is the mechanism needed to authorize less than required parking such as through use of common/shared parking facilities. For these reasons, the current use mixture which includes various medical clinics must be properly permitted through 1) approval of a Parking Plan and then 2) approval of business license applications. Additionally, the November 2019 letter references a connection between parking at Hope Chapel and parking at 2200 PCH. In recent years, Hope Chapel has come in to the city for various entitlements and changes of use, which change the parking requirement for the site. The Hope Chapel site has received a Parking Plan, which is the mechanism provided in the HBMC for the city to authorize a reduced amount of parking based on the finding that the site is adequately parked. City of Hermosa Beach Printed on 2/20/2024Page 4 of 9 powered by Legistar™42 Staff Report REPORT 20-0734 Private Parking Agreement History and City Approved Parking Plan Records In 2010 the property owner of 2200 PCH authorized Hope Chapel (2420 PCH) and the prior youth center (2510 PCH) to use parking at 2200 PCH on limited days and during limited hours. In 2010 the Planning Commission approved the shared parking plan through PC Resolution 10-6. The 2010 parking plan authorized Hope Chapel and the previous youth center (now Lazy Acres grocery store) to use shared parking at 2200 PCH. The approved parking plan did not authorize 2200 PCH to use parking at 2420 PCH, 2510 PCH or 950 Artesia Blvd to meet parking requirements at 2200 PCH. In 2017 the church owned properties received approval of a shared parking plan where all parking was provided on the church owned properties (2420 PCH, 2510 PCH and 950 Artesia Blvd). As such, the church and grocery store parking at 2200 PCH was no longer necessary, and PC Resolution 10-6 was rescinded and no longer in effect. Therefore, none of the 2200 PCH parking spaces are reserved for use by the neighboring church and grocery store properties. The 40 off-site shared parking spaces at 2420 PCH can be accessed from the sidewalk along PCH (Attachment 2 pgs. 63-64) so that people can move from one shared parking lot to another by foot. The City acknowledged the existence of the private parking agreement (Attachment 2 pgs. 35-44) between 2200 PCH and the Hope Chapel properties within the Parking Plan Resolution (PC Reso 18 -14).The Parking Study was updated accordingly, based on use of up to 40 spaces Monday through Friday from 7am to 6pm at Hope Chapel by the office tenants at 2200 PCH, and the Parking Study concluded that adequate parking will still be provided for the Hope Chapel, Lazy Acres and 950 Artesia Blvd on-site uses. This Parking Plan, however, only regulates the use of the buildings that were part of that application. Essentially the City found that even if tenants from 2200 PCH use up to 40 of the spaces during certain times of the day, the church and grocery store would still be adequately parked. The approved parking plan did not authorize 2200 PCH to use parking at 2420 PCH, 2510 PCH or 950 Artesia Blvd to meet parking requirements at 2200 PCH. Parking Plan HBMC Section 17.44.210 provides that a Parking Plan may be approved by the Planning Commission to allow for a reduction in the number of spaces required. The applicant shall provide the information necessary to show that adequate parking will be provided for customers, clients, visitors and employees. Factors such as the following may be taken into consideration: van pools, bicycle and foot traffic,common parking facilities,varied work shifts, valet parking,unique features of the proposed uses, peak hours of the proposed use as compared with other uses sharing the same parking facilities, and other methods of reducing parking demand. Net Increase Parking Methodology for Existing Non-Conforming Buildings: 29,338 sq. ft. (gross floor area) 2,756 sq. ft. (existing medical) / (1:200 medical ratio) = 14 parking spaces 26,582 sq. ft. (existing non-medical) / (1:250 non-medical ratio) = 106 parking spaces Total non-conforming code required parking = 120 parking spaces Request to convert 26,582 sq. ft. (existing non-medical) to medical (1:200) = 133 parking spaces City of Hermosa Beach Printed on 2/20/2024Page 5 of 9 powered by Legistar™43 Staff Report REPORT 20-0734 133 (required for medical conversion) - 106 (existing non-medical parking credit) = Net increase in 27 parking spaces required. Going from 26,852 sq. ft. of general office uses to 100 percent medical uses would require 27 net additional parking spaces from the 86 parking spaces currently provided on-site at 2200 PCH. Therefore, the net increase in code required parking can be met though use of up to 40 shared spaced at 2420 PCH. Parking Study and Parking Analysis Methodology: Existing Parking Demands and Surpluses The applicant submitted a Parking Analysis prepared by Linscott Law & Greenspan, dated October 19, 2018 (Attachment 2 pgs. 22-32). Planning Staff reviewed the Parking Analysis and concurs with the conclusion of the Parking Analysis which, taking into account the empirical parking needs for 2200 PCH (based on actual parking counts conducted in July 2018), and a future scenario of 100% medical office use, the conversion to 100 percent medical office use would be adequately served by the 126-space supply for the 2200 PCH Building. . Parking demand surveys were conducted on Wednesday, July 25, 2018, and Saturday, July 27, 2018, to determine the existing parking needs of the existing tenants at the 2200 PCH Building. The Building was at 100% tenancy (i.e., fully occupied) when the parking demand counts were performed. As indicated on Table 2, the weekday peak demand observed for 2200 PCH was 41 spaces (at 3:00 PM). Comparing this 41-space demand against the on-site supply of 85 spaces for 2200 PCH results in an existing, actual/operational surplus of 44 spaces. Based on this, the current parking needs of the 2200 PCH building are fully met by spaces on site, without having to rely on the use of off-site parking spaces (i.e., up to 40 spaces at 2420 PCH). Under weekday conditions presented on Table 2, the total weekday peak demand for 2200 PCH and the Hope Chapel structure is 127 spaces (at 11:00 AM). Comparing against the total supply of 210 spaces, the 127-space peak demand results in a surplus 83 spaces.Table 3 indicates an actual surplus of 182 spaces at the minimum. Future/ Proposed Parking Demand and Surpluses The applicant is interested in implementing development Scenario 2 (100 percent medical). Table 5 indicates that the weekday peak demand under development Scenario 2 would be 86 spaces (at 5:00 PM). Comparing this 86-space demand against the 125-space supply available for use by 2200 PCH yields in a future surplus of 39 spaces. The 39-space surplus under Scenario 2 is a conservative estimate because it was derived from the application of City Code ratios. The actual parking requirements for medical offices have been found to be less than the City Code requirement of 5 spaces per 1,000 SF. This aspect is illustrated by actual parking demand compilations from other sources, and detailed study of the actual parking demands of similar sites.Parking Generation,published by the Institute of Transportation Engineers (ITE)1 as well as articles published in ITE Journal provide additional sources for parking ratio information. City of Hermosa Beach Printed on 2/20/2024Page 6 of 9 powered by Legistar™44 Staff Report REPORT 20-0734 In addition, other jurisdictions in Los Angeles County and that are near the City of Hermosa Beach all have code parking ratios for medical office buildings that are less, as follows: ·Redondo Beach (for chiropractic, physical therapy, psychotherapy): 3.33 ·spaces per 1,000 SF ·Rancho Palos Verdes: 4 spaces per 1,000 SF ·Santa Monica: 4 spaces per 1,000 SF ·Hawthorne: 3.33 spaces per 1,000 SF ·Culver City: 2.86 spaces per 1,000 SF Environmental Determination: Staff finds the project to be categorically exempt from the California Environmental Quality Act defined in CEQA Section 15301 Class 1 Existing Facilities, as the project involves negligible or no expansion of an existing use. The 27,189 square foot lot houses an approximately 29,338 sq. ft.three-story multi-tenant commercial general office building. The applicant requests consideration of a Parking Plan to accommodate existing and future medical clinic uses through utilizing up to 40 shared parking spaces located at 2420 PCH (Hope Chapel) at the southernmost end of the parking lot/structure to accommodate up to 100 percent medical clinic/office uses at 2200 PCH. The building will remain unaltered as part of this request. No additional square footage will be added, the building envelope (height and mass) will not be increased and the building design will remain unchanged. The existing parking space configuration and number of spaces will also remain unchanged. General Plan Consistency: The subject property is located within the Community Commercial General Plan land use area. This land use area should provide for locally-oriented uses including retail stores, restaurants, professional and medical offices, and personal services. This designation provides opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The Community Commercial designation is a major generator of local economic activity with a mix of locally-owned businesses and regional or national retailers present within this designation. This designation is found in many centralized locations throughout the community primarily along the city’s major corridors and in Downtown. Community Commercial land uses primarily serve the local market, though they may also serve the needs of visitors and residents of nearby jurisdictions. This designation provides space for locally oriented commercial uses including retail stores, restaurants, professional and medical offices, and personal services. Uses on the ground floor are reserved for retail, restaurant, and other sales-tax revenue generating uses, while offices and personal service uses are encouraged on upper floors. The subject property is also located within the Pacific Coast Highway Character Area. The PCH corridor serves as the primary entry point into Hermosa Beach, as well as a pass-through corridor between Manhattan Beach and the Palos Verdes Peninsula. There should be a variety of commercial retail, office, residential, and auto-oriented uses along the corridor. The future vision for the corridor specifically identifies that consolidated parking facilities are added at key locations along the corridor. City of Hermosa Beach Printed on 2/20/2024Page 7 of 9 powered by Legistar™45 Staff Report REPORT 20-0734 A mix of office and commercial uses along the corridor should be organized around key activity nodes, with limited residential uses. Larger scale professional office spaces, hotels and visitor serving uses, and commercial retail space are provided to serve both local residents and the region. The desired form and character for the corridor specifies that parking should be arranged along sides or underneath buildings, with gateway commercial uses providing parking structures. The existing multi-tenant commercial general office building with general office, psychologist, and medical clinic uses are considered appropriate uses within this area, and with use of shared parking, compatibility with adjacent uses, and its location along a transit-supported arterial, the request is consistent with the goals and the following policies of the General Plan: Land Use policies 1.1 (diverse and distributed land use pattern), 1.3 (access to daily activities), 1.4 (diverse commercial areas), 1.5 (balance resident and visitor needs), 1.7 (compatibility of uses), 3.1 (unique districts), 3.4 (emerging employment sectors), 4.3 (diverse range of uses), 13.2 (social and health needs), and 13.4 (private health uses) in addition to Mobility policies 4.1 (shared parking), 4.3 (reduce impacts), 4.8 (ensure commercial parking), 4.11 (consolidated parking facilities). Although Land Use Goal 3.3 speaks to the creation and preservation of diverse retail and office centers through, “providing incentives to transform existing single-use commercial properties that are accessible into retail destinations by adding a diversity of uses,” in 1981 the commercial office building was designed and laid out in a way to facilitate and accommodate office uses. Therefore, introducing retail uses into the existing commercial office building format would not be appropriate. The building has limited street presence required for retail uses and lacks a pedestrian focused frontage. The existing office building separates tenants with access halls and corridors which works well for office uses and their employees and clients but would not lend to a thriving retail center format where a customer needs to be able to move easily from one retailer (side-by-side) to the next. Perfect consistency is not required with all general plan policies. Consistency means that the project does not impede the City’s ability to meet its general plan goals. The project should be generally in line with the City’s long term vision set out in the PLAN and the project should allow the city to meet its goals. Summary In 1981 the City zoning code required retail and office uses to provide one parking space for each 300 square feet of gross floor area and did not distinguish between a higher parking requirement for medical clinics. Since the building was built, the City’s parking standards have changed, rendering the building nonconforming to current parking standards. The proposed Parking Plan (PARK 20-4) to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); as conditioned, is consistent with the zoning code and PLAN Hermosa through: 1) Applying the City’s non-conforming parking methodology which concludes that converting to 100 percent medical uses would require 27 net additional parking spaces which can be met though use of up to 40 shared spaced at 2420 PCH and with City of Hermosa Beach Printed on 2/20/2024Page 8 of 9 powered by Legistar™46 Staff Report REPORT 20-0734 2) Technical evidence provided through the parking analysis/study which concludes that the conversion to 100 percent medical office use would be adequately served by the 125-space supply due to the actual demand being 86-spaces yielding a future surplus of 39 spaces. Staff recommends the Planning Commission adopt the attached resolution approving the Parking Plan; determining that the project is categorically exempt from the California Environmental Quality Act (CEQA). Attachments: 1.Draft Parking Plan Resolution of Approval 2.Applicant Submittal- Request Letter, Plans, Parking Study, Shared Parking Easement, Tenant Roster, & Photos 3.Applicant Supplemental Memo Clarifying Parking Space Adjustments Over Time 4.2200 PCH City Response Letter Re Medical Clinics and Parking 5.Planning Commission Resolution 81-26 (Current CUP) 6.Public Notice Poster Verification 7.Radius Map Respectfully Submitted by: Nicole Ellis, Associate Planner Approved: Ken Robertson, Community Development Director Legal Review: Patrick Donegan, City Attorney City of Hermosa Beach Printed on 2/20/2024Page 9 of 9 powered by Legistar™47 1 P.C. RESOLUTION 20-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PARKING PLAN (PARK 20-04) TO ALLOW MEDICAL CLINIC/OFFICE USES AT AN EXISTING MULTI-TENANT COMMERCIAL BUILDING (PACIFIC PLAZA OFFICES) LOCATED AT 2200 PACIFIC COAST HIGHWAY BASED ON USE OF UP TO 40 SHARED PARKING SPACES WITH 2420 PACIFIC COAST HIGHWAY (HOPE CHAPEL); AND DETERMINATION THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed by2200 Associates LLC (C/O Raju Shah) on July 20, 2020, requesting approval of a Parking Plan 20-04 to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel). Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application on November 17, 2020, at which time testimony and evidence, both oral and written, was presented to and considered by the Planning Commission. Section 3. The project is categorically exempt from the California Environmental Quality Act defined in CEQA Section 15301 Class 1 Existing Facilities, as the project involves negligible or no expansion of an existing use. The 27,189 square foot lot houses an approximately 29,338 sq. ft. three-story multi-tenant commercial general office building. The applicant requests consideration of a Parking Plan to accommodate existing and future medical clinic uses through utilizing up to 40 shared parking spaces located at 2420 PCH (Hope Chapel) at the southernmost end of the parking lot/structure to accommodate up to 100 percent medical clinic/office uses at 2200 PCH. The building will remain unaltered as part of this request. No additional square footage will be added, the building envelope (height and mass) will not be increased and the building design will remain unchanged. The existing parking space configuration and number of spaces will also remain unchanged. Section 4. Based on the testimony and evidence received, the Planning Commission makes the following factual findings pertaining to the application for a Parking Plan pursuant to Hermosa Beach Municipal Code Section 17.44.210: In 1981 the City zoning code required retail and office uses to provide one parking space for each 300 square feet of gross floor area and did not distinguish between a higher parking requirement for medical clinics. Since the building was built, the City’s parking standards have changed, rendering the building nonconforming to current parking standards. 48 2 The proposed Parking Plan (PARK 20-4) to allow up to 100 percent medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); as conditioned, is consistent with the zoning code and PLAN Hermosa through: 1) Applying the City’s non-conforming parking methodology which concludes that converting to 100 percent medical uses would require 27 net additional parking spaces which can be met though use of up to 40 shared spaced at 2420 PCH and with 2) Technical evidence provided through the parking analysis/study which concludes that the conversion to 100 percent medical office use would be adequately served by the 125- space supply due to the actual demand being 86-spaces yielding a future surplus of 39 spaces. Section 5. Based on the foregoing, the Planning Commission hereby approves the proposed Parking Plan 20-04 subject to the following Conditions of Approval: 1. The approximately 29,338 sq. ft. three-story multi-tenant office building shall be substantially consistent with plans and application submitted and approved by the Planning Commission on November 17, 2020, authorizing up to 100 percent medical clinic uses. 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, provided that the use is not changed, intensity of use is not increased and the arrangement of space would not increase negative impacts. Any substantial deviation, changes to the floor plan, site plan, building exterior or addition to the hours which alter the primary function of the use as a general commercial office and medical clinic building shall be subject to review and approval by the Planning Commission. 2. Prior P.C. Resolution 81-26 pertaining to the subject property at 2200 Pacific Coast Highway shall remain in full force and effect. 3. An ‘Acceptance of Conditions’ affidavit and recording fees shall be filed with the Planning Division of the Community Development Department stating that the applicant/property owner is aware of, and agrees to accept, all of the conditions of this permit of approval. 4. The parking access agreement shall be perpetually maintained. Future amendments to the existing parking access agreement between 2200 PCH and 2420 PCH and any new parking access agreements that in any way reduce the amount of available parking at 2420 PCH shall require approval of a Parking Plan Amendment by the Planning Commission prior to implementation. 5. 2200 PCH shall maintain a minimum of 86 parking spaces on-site during all hours of operation. 49 3 6. All parking shall be shared (not designated) and shared parking use signage shall be established in all parking areas. 7. The two rear tandem spaces shall be reserved for use of long-term visitors and employees. 8. The subject property shall be developed, maintained and operated in full compliance with the conditions of this grant and any law, statute, ordinance or other regulation hereafter adopted that is applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 9. The Planning Commission may review this Parking Plan and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood or to the public safety and welfare resulting from the subject use pursuant to the procedures for modification/revocation in the HBMC. 10. Approval of this permit shall be effective upon the permittee/owner providing evidence to the City of recording of the signed Acceptance of Conditions’ affidavit with the Los Angeles County Recorder’s Office. Section 6. This permit shall not be effective for any purposes until the permittee and the owner of the property involved provide evidence to the office of the Planning Division of the Community Development Department of recording of the signed Acceptance of Conditions’ affidavit with the Los Angeles County Recorder’s Office stating that they are aware of, and agree to accept, all of the conditions of this permit. The Parking Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a business license. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole 50 4 discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. Section 7. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the final decision on this Parking Plan (either by the Planning Commission, or the City Council should they take jurisdiction of the project), must be made within 90 days after the final decision. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. No. 20-XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California at its regu lar meeting of November 17, 2020. ______________________________ ______________________________ Rob Saemann, Chair Ken Robertson, Secretary November 17, 2020 Date 51 ATTACHMENT 1 52 1 SROUR & ASSOCIATES Real Estate Development Services Group, Inc 2447 Pacific Coast Highway, Suite 200 Hermosa Beach, CA 90254 brandon@esrour.com 310/372-8433 Request for Approval of Parking Plan and Acknowledgement of Four Tandem Parking Spaces at 2200 Pacific Coast Highway Attachments: Universal Planning Application 2200 PCH Office Floor Plans 2200 PCH Parking Floor Plans 2200 PCH Parking Photos 2200 PCH Tenant Roster 2420 PCH Parking Floor Plans 2420 PCH Parking Photos Path of Travel 2200 to 2420 PCH 2200 – 2420 Parking Easement Agreement Parking Study for 2200 PCH PROJECT DESCRIPTION 2200 Associates, LLC (“applicant”) hereby requests that the City of Hermosa Beach Planning Commission (“Planning Commission”) formally approve a Parking Plan for 2200 Pacific Coast Highway (“PCH”) pursuant to City of Hermosa Beach Municipal Code (“HBMC”) section 17.44.210 (“Parking Plan”). The applicant also requests that the approval acknowledge four existing tandem parking spaces at 2200 PCH. By seeking a Parking Plan approval, the applicant seeks formal acknowledgment that the Property complies with City of Hermosa Beach (“City”) parking requirements for 100 percent medical office use based on the existence of 86 on-site parking spaces and 40 off-site parking spaces. 1. Justification for 100 Percent Medical Office Use with Current Available Parking Original City Approval 2200 (PCH) is a commercial building built in 1981, approved for general office use. At that time, the HBMC required three parking spaces per 1,000 s.f.., or 92 parking spaces, for the building. 53 2 Existing Parking Ratios under the HBMC The HBMC bases parking requirements on the proportion of a building’s “gross floor area.” 1 occupied by a particular type of use. Whereas in 1981, the HBMC considered medical office use as a subset of general office use, and therefore subject to the same parking requirement, the code now imposes different parking requirements for general office and medical office uses. General office use now requires four spaces per 1,000 s.f. (or 1:250). Medical office use now requires five spaces per 1,000 s.f. (or 1:200). (See HBMC, § 17.44.030.). The Existing Mix of Uses at 2200 PCH is 9.3% Medical and 90.7% General Office 2200 PCH has a gross floor area of 29,338 s.f., based on a floor plan survey of each office prepared by Lasertech in July 2017 (Attachment 2 of the application). Per the HBMC, the building’s gross floor area is calculated as the aggregate gross floor area of all offices plus the gross floor area of all restrooms. The City considers an office to be a medical office if it involves the provision of services by a medical doctor. To determine how much of the gross floor area of 2200 PCH currently is occupied by medical offices, versus general office space, we matched up the gross floor area of each office with its tenant and identified whether the tenant’s business involved the provision of services by a medical doctor. Based on such a survey, we determined the medical/general office usage to be as follows: Medical Offices: 1147.8 sq. ft. Wellness Institute of Southern California (Suite 217) 753.9 sq. ft. Kelly Waggoner and Michele Blume (Suite 215) 855.1 sq. ft. Alann Dingle, Jacqueline Mills, and Elizabeth Cowart (Suite 218) 2,756 sq. ft. Building Gross Floor Area: 29,338 s.f. Total Medical Use: 2,756 sq. ft. or 9.3% Medical Office Use Total General Office Use: 26,582 s.f. or 90.7% General Office Use This analysis is based on the current tenant roster set forth below. 1 The term “gross floor area” means “the total area occupied by a building or structure, excepting therefrom only the area of any inner open courts, corridors, open balconies (except when utilized, e.g., restaurant seating or similar usage), and open stairways. Such total area shall be calculated by measuring along the outside dimensions of the exterior surfaces of such building or structure.” HBMC, § 17.44.010. 54 3 No. of Tenant Spaces Unit No. Current Tenant Roster Medical Use (S.F.) Non-Medical Use (S.F.) Floor Plan Page No. 1 101 Easy Reader 662.6 2 2 102 Sepideh Bassi 445.7 2 3 103 Vacant – Previously General Office 629.3 2 Restroom 137 2 4 200 Garee Gasperian 354.2 6 5 201 Cheryl Morrow and Diana Lipson-Burge 902.9 6 6 203 Hirsch Entertainment Group 1183.5 6 7 204 Behrens Racing 252 6 8 205A Christopher O'Hara 316.4 6 9 205B Ann Christensen and Naomi Resnik 257.8 6 10 206 Leah Niehaus 254.7 6 11 207 Bobbie Lesser, Robert Rutman, and Karin Tamura 757.5 6 12 209 Kate Mosier and Jennifer Jordan 621.2 6 13 210 Megan McCormick and Maureen Jennings 1073.9 6 14 212 Mary Klem and Bill Klem 378.5 6 15 214 Tina Hartney, Kamala Horwitz and Carol Kole 764.2 6 16 215 Kelly Waggoner and Michele Blume 753.9 6 17 217 Wellness Institute of Southern California 1147.8 6 18 218 Alann Dingle, Jacqueline Mills, and Elizabeth Cowart 855.1 6 19 219 Christopher Stretch, Danielle Borah and Allen Berger 617.7 6 20 220 Oliver & Oliver Associates 523.3 6 Restroom approx. 250 6 21 301 Vacant – Previously PHR Management 1181.6 9 22 302 Law Offices (Barrington/Poliner, Ronnie) 1646.9 9 23 304 Quartz Events 759.3 9 24 304A/306 Recovery Now/Positive Counseling Center 827.5 9 25 305 CAP Investment Properties 2110.0 9 26 307 Quartz Events 1267.3 9 27 308 Vacant – Previously Kentwood Bancorp. 1253.7 9 28 310 Coldwell Banker 959.9 9 29 312 Dawn Strachan, CEA, CDFA 1289.4 9 30 312A Jon Kramer and Kim Davidson 246.9 9 31 314 Chatten-Brown & Carstens 318.4 9 32 316 Highland Partners 1653.6 9 33 317 Total Success Staffing Services 812.8 9 34 318 Chatten-Brown & Carstens 1303.9 9 35 320 Salomon Forensics 317.8 9 Restroom approx. 250 9 Total = 35 Total S.F. = 29,338 2,756 26,582 113 Parking Spaces are Required for a Change to 100 Percent Office Use The parking requirement for medical office use is greater than that required for general office use. Therefore, a change from 9.3% medical office use to 100% medical office use triggers a change in the required parking. 55 4 Under HBMC 17.52.035(E), when the use of an existing commercial building is changed to a more intense use with a higher parking requirement, the requirement for additional parking is the difference between the currently required parking for that particular use and the existing available parking. In order for uses with higher parking requirements to operate on site, the building would need to provide additional parking spaces for the net increase in required parking. In this case, the gross floor area subject to the change in use is 26,582 sq. ft. of general office space. The current required parking for 26,582 sq. ft. of general office spaces is 106 parking spaces. The required parking for 26,582 sq. ft. of medical office space is 133 parking spaces. The net increase for required parking is 27 parking spaces. Therefore, to support a change in use to 100% medical office space, the required parking is 86 spaces (current) plus 27 spaces (net increase), which equals 113 parking spaces. 2200 PCH has 126 Available Parking Spaces 2200 PCH has 86 on-site parking spaces and access to 40 off-site parking spaces. 2 Four of the on-site spaces are tandem spaces. The site has access to the additional 40 off-site spaces at 2420 PCH by way of an easement agreement (“Parking Easement”) with the property owner, International Church of the Four Square Gospel (Hope Chapel). The City has acknowledged the existence of the Parking Easement. (See, Planning Commission Resolution 18-14, enclosed herewith.) The City noted if 2200 PCH used the 40 spaces subject to the easement, Hope Chapel would still be adequately parked. (Id.) An easement is a property right. (See People v. Kubic (1967) 254 Cal.App.2d 470.) The Parking Easement permits access to the 2420 PCH parking stalls on Mondays through Fridays, from 7:00 am to 6:00 pm. Those times are consistent with the peak hours for uses on the 2200 PCH and the off-peak times for 2420 PCH. The Parking Easement also sets forth maintenance obligations on the 2420 PCH. (See, Parking Easement, at p. 2.) Such obligations ensure that the parking stalls will be maintained in accordance with the intent of HBMC section 17.44.060, governing “common parking facilities.” The Property has enjoyed the right to use the additional parking spaces at 2420 PCH since the early 1980s, either through a parking easement or the original joint ownership of the two parcels. Notably, 2200 Associates granted Hope Chapel a similar easement for the benefit of 2420 PCH to use 40 parking stalls at 2200 PCH from 6:00 PM on Fridays to 12:00 AM on Sundays. The two easements therefore appear to be reciprocal. The 2018 Parking Analysis In 2018, Linscott, Law & Greenspan prepared a parking analysis finding that with the combined 126 on-site and off-site parking spaces, 2200 PCH had a sizable surplus of parking compared to parking demand. We note that the Linscott Analysis had certain assumptions that varied from those in our application. For instance, the Linscott Analysis used a “net building area” of 27,406 sq. ft. and identified only 85 parking spaces on site. As to the number of parking spaces, the Linscott Analysis lists 46 spaces in the gated east subterranean parking garage for tenants. A current survey of that garage shows only 45 spaces, because one of the spaces is 2 The reduction in on-site spaces of 92 in 1981 to 86 at present is the result of re-striping to incorporate ADA spaces and the loss of spaces due to the installation of equipment partially blocking spaces. 56 5 blocked by mechanical equipment. The Linscott Analysis lists only 2 tandem spaces, though both the current parking survey and the original site plans show 4 tandem parking spaces. Furthermore, the Linscott Analysis did not find any existing medical offices on site, but we are not aware of whether Linscott investigated whether any were occupied by medical doctors. Notwithstanding these issues, we believe that the findings of the Linscott Analysis remain applicable to the parking conditions on the site, given the large surplus of available spaces identified by the Analysis. 2. Conclusion The total available parking for 2200 PCH is 126 spaces, exceeding both the 92 spaces required by the 1981 City approval and the 113 spaces required by a change in use under the current code. We request that the Planning Commission formally approve a Parking Plan pursuant to HBMC section 17.44.210, including acknowledgment of four tandem parking spaces, thereby finding sufficient parking for 100 percent medical office use at 2200 PCH. 57 ATTACHMENT 2 58 OFFICE AREA OFF WOM MEN OFFICE OFFICE OFFICE OFFICE OFFICE AREA DN DN DN UP DN UP DN 22'-8"17'-6"9'-10"9'-10" 9'-7"20'-2" 24'-8" 6'-6" 9'-11" 9'-4" 9'-11" 30'-0" 12'-1"13'-5"10'-11" 7'-6" 13'-6" 20'-7" 101 103 102 DN SCALE 0 5 10 15 20 Survey Accuracy: +/-%0.10 PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL:(888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved 21st STBORDEN AVE PACIFIC COAST HIGHWAY FLOOR PLAN (As Measured: June 2017) (Last Updated: July 2017) FIRST FLOOR *Measured Area: 2,782 s.f. Exterior Area: 837 s.f. Parking Area: 20,250 s.f. Note: All dimensions shown are rounded to the nearest inch, for informational purposes only. All measurements are recorded to 1/8" accuracy as documented in the final CAD drawing supplied. *Measured Area represents the footprint of the floor, and is used solely for billing purposes. It is NOT to be used for leasing purposes. PAGE 1 59 OFFICE AREA OFF WOM MEN OFFICE OFFICE OFFICE OFFICE OFFICE AREA DN DN DN UP DN UP DN 101 103 102 DN SCALE 0 5 10 15 20 Survey Accuracy: +/-%0.10 PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved 21st STBORDEN AVE PACIFIC COAST HIGHWAY (As Measured: June 2017) (Last Updated: November 2017) FIRST FLOOR Exterior Walkway: 646 s.f. Stairs: 191 s.f. LEASE PLAN PAGE 2 60 DN DN DN UP DN UP Parking Exterior Parking Area DN 22'-8"17'-6"9'-10"9'-10" 9'-7"20'-2" 24'-8" 6'-6" 9'-11" 9'-4" 9'-11" 30'-0" 12'-1"13'-5"10'-11" 7'-6" 13'-6" 20'-7" Exterior Walkway Building Storage 27'-0"26'-1"27'-0"27'-0"27'-0"27'-1"27'-1"26'-10" 53'-4" 17'-4" 27'-0" 17'-6" 63'-6" 79'-8"73'-1" 80'-0"21st STPACIFIC COAST HIGHWAY 57'-8" 98'-5" 79'-5" DN 61'-11" 17'-11" 8'-3" 8'-6" 20'-0" SCALE 0 5 10 15 20 Note: All dimensions shown are rounded to the nearest inch, for informational purposes only. All measurements are recorded to 1/8" accuracy as documented in the final CAD drawing supplied. PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved BORDEN AVE (As Measured: June 2017) (Last Updated: July 2017) FIRST FLOOR PARKING PLAN Survey Accuracy: +/-%0.10 PAGE 3 61 DN DN DN UP DN UP DN DN 5 98 25 24 23 22 21 20 19 18 17 16 15 28 27 26 17 PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved BORDEN AVE PHOTO KEYMAP (As Measured: June 2017) FIRST FLOOR 21st STPACIFIC COAST HIGHWAY PAGE 4 62 14'-2" OFFICE OFFICE OFFICE MEN DN OFFICE OFF OFFICE OFFICE KIT OFFICE WAITING RM WAITING RM MASSAGE OFFICE OFFICE OFFICE OFFICE WAITING OFFICE N/A OFFICE OFFICE OFFICEOFFICE AREAWAITING OFFICE OFFICE OFFICE WAITING KIT OFFICE OFFICE AREA FAX/COPY AREA WAITING KITCHEN STORAGE Tel/ Comm MASSAGE Meters WAITING MASSAGE EXAM STRG OFFICE EXAM OFFICE OFFICEOFFICE KITCHEN WOMEN OFFICE OFFICE EXAM KIT OFF KITCHEN KITCHEN OFFICE OFFICE OFFICE OFF OFFICE AREA RECEP Waiting Rm Balcony Courtyard Balcony Trash Strg DECK Meters Patio Planter Planter (Open To Above) 207 205A 205B 209 200 204212 206 210 203 214 217 218 219 215 220 DN UP DN UP DN DN DN UPDNUP UP UP 16'-9" 9'-8" 12'-0" 14'-5" 6'-3"13'-8"12'-1"11'-5"11'-9"17'-6"11'-8" 10'-3" 10'-4" 11'-4" 12'-3" 7'-0" 10'-6" 19'-4" 11'-4" 11'-7" 12'-0" 11'-10"12'-2"11'-6"11'-4"11'-7"14'-2" 11'-8" 8'-5" 25'-0" 10'-7" 15'-9" 9'-4" 17'-1" 20'-9" 12'-2" 8'-1"11'-9" 11'-1" 6'-8" 12'-3" 18'-0" 12'-5" 11'-7"11'-7"17'-9" 13'-3" 10'-2" 10'-7" 8'-0" 12'-8" 16'-10"12'-0" 13'-2" 15'-8" 12'-9" 9'-6"28'-6" 10'-5" 11'-6" 14'-2"15'-0" 15'-1" 9'-11" 15'-2" WAITING 17'-3" 19'-6" OFFICE 9'-2" 9'-3" 11'-10"14'-5" 10'-1" 10'-1" 11'-1" 15'-1" 11'-4" 11'-6"11'-6"17'-7" 13'-0"11'-7"10'-0" 10'-5" 10'-2" 10'-2" 11'-4" 20'-9" 10'-2" 10'-2" 11'-9" 14'-1"11'-9"7'-7" 12'-1" 16'-3" 8'-8" 26'-7" 13'-8" 10'-0" 8'-7" 14'-11" 12'-5" 12'-1"14'-0" 13'-10" 8'-0" 8'-9" 17'-10" 11'-0" 9'-7" 15'-1" 26'-2" 49'-10" 5'-5" 5'-2" 8'-3" 5'-5" 202 Balcony (Open To Above)Balcony OFFICE AREA 210-BALCONY 210-BALCONY 207-BALCONY 203-BALCONY 218-BALCONY 219-BALCONY Balcony 25'-6" 4'-5" 18'-8" 4'-1" 5'-6" 19'-1" 5'-7" 32'-2" Balcony 5'-8" 5'-9" CTYD-2 CTYD-1 Courtyard Courtyard (Open To Above) 20 SCALE 150 5 10 353025 40 FLOOR PLAN Survey Accuracy: +/-%0.09 Note: All dimensions shown are rounded to the nearest inch, for informational purposes only. All measurements are recorded to 1/8" accuracy as documented in the final CAD drawing supplied. PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved *Measured Area represents the footprint of the floor, and is used solely for billing purposes. It is NOT to be used for leasing purposes. (As Measured: June 2017) SECOND FLOOR *Measured Area: 18,068 s.f. Exterior Area: 622 s.f. PAGE 5 63 OFFICE OFFICE OFFICE MEN DN OFFICE OFF OFFICE OFFICE KIT OFFICE WAITING RM WAITING RM MASSAGE OFFICE OFFICE OFFICE OFFICE WAITING OFFICE N/A OFFICE OFFICE OFFICEOFFICE AREAWAITING OFFICE OFFICE OFFICE WAITING KIT OFFICE OFFICE AREA FAX/COPY AREA WAITING KITCHEN STORAGE Tel/ Comm MASSAGE Meters WAITING MASSAGE EXAM STRG OFFICE EXAM OFFICE OFFICEOFFICE KITCHEN WOMEN OFFICE OFFICE EXAM KIT OFF KITCHEN KITCHEN OFFICE OFFICE OFFICE OFF OFFICE AREA RECEP Waiting Rm Balcony Courtyard Balcony Trash Strg DECK Meters Patio Planter Planter (Open To Above) 207 205A 205B 209 200 204212 206 210 203 214 217 218 219 215 220 DN UP DN UP DN DN DN UPDNUP UP UP WAITING OFFICE 202 Balcony (Open To Above)Balcony OFFICE AREA 210-BALCONY 210-BALCONY 207-BALCONY 203-BALCONY 218-BALCONY 219-BALCONY Balcony Balcony CTYD-2 CTYD-1 Courtyard Courtyard (Open To Above) 20 SCALE 150 5 10 353025 40 LEASE PLAN PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved Survey Accuracy: +/-%0.09 (As Measured: June 2017) (Last Updated: November 2017) SECOND FLOOR Stairs: 187 s.f.Stairs: 98 s.f.Planter: 144 s.f. Planter: 125 s.f.Balcony: 23 s.f. Balcony: 35 s.f. Balcony: 11 s.f. AREAS COMPUTED IN ACCORDANCE WITH ANSI/BOMA (Z65.1) 2017 OFFICE STANDARD, METHOD A (Multiple Load Factors Method). PAGE 6 64 DN DN UP DN UP DN DN DN UPDNUP UP UP PHOTO KEYMAP PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved 37 38 3536 34 99 33 31 32 0 40 39 41 30 1 29 2 (As Measured: June 2017) SECOND FLOOR PAGE 7 65 OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICEOFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFF OFFICE OFFICEOFFICE OFFICE OFFICE OFFICE OFFICE Open To Below Open To Below Open To Below Open To Below Void Open To Below Open To Below Open To Below Open To Below Open To Below O To B Void Open To Below Void Open To Below Open To Below Open To BelowOpen To BelowOpen To Below 305-MEZZ 316-MEZZ Strg TEL/COMM STRG OFF AREA Strg 301-MEZZ OFF AREA OFF AREA WAITING RM OFFICE AREA OFF AREA OFFICE AREAKIT OFF AREA OFFICE AREA WAITING RM KIT OFF AREA WOMEN MEN WAITING RM WAITING RM OFFICE AREA BREAK RM KIT KIT OFF AREA Balcony OFFICE STORAGE Balcony CONF RM TEL/COMM/HVAC/STRGTEL/COMM 307-MEZZ 302-MEZZ 318-MEZZ 321-MEZZ 310-MEZZ 312-MEZZ304-MEZZ CONF RM CONF RM TEL/COMM BREAK RM TEL/COMM 304A/306 304 305 307 302 316 310 314 318 312 312A 320 321 1'-7"8'-7" 4'-0" DN DN DN DN UP UP UP To Mezz UP UP DN DN DN DNDN UP UP UP DN DN UP UP DN DN DN UP UP DN DN DNDNDNDN DN UP To Mezz SL SL UP SL DN SL DN SL DN SL DN SL DN SL DN SL DN SL DN SL DN SL DN 11'-4" 12'-0" 12'-6" 11'-1" 7'-11" 8'-1" 8'-0" 11'-1" 13'-5" 20'-9" 9'-1" 20'-9" 9'-9" 13'-3" 10'-5" 9'-9" 19'-6" 9'-5" 14'-2"12'-0" 13'-0" 6'-3" 6'-0" 14'-6"9'-11" 13'-3" 10'-0" 10'-8" 9'-6" 11'-9"11'-6" 10'-2" 10'-2" 5'-6" 30'-0" 13'-5" 13'-5" 11'-7" 9'-5" 10'-8" 30'-3" 11'-6"17'-7" 11'-10" 20'-0"30'-3" 11'-6"11'-10" 14'-5" 11'-8" 11'-8" 14'-5" 10'-8" 6'-1" SL DN 14'-9" 14'-10" 11'-7" 9'-4"11'-7" 7'-10" 27'-6" 12'-1" 5'-5" 5'-7" 32'-2" 20'-2" 8'-7" 13'-5" 12'-10" 13'-0" 13'-3" 14'-2"11'-10"11'-5"14'-9" 11'-9"14'-3" 30'-9" 8'-10" 15'-1" 11'-9" 17'-3" 11'-9"18'-4"17'-2"14'-3" 13'-9"11'-4"23'-9" 11'-5" 8'-3" 8'-1" 9'-6" 18'-1" 5'-5" 10'-8" 9'-7" 20'-7" 5'-6" 9'-4"16'-10" 20'-8" 11'-5" 20'-9" 6'-4" 30'-3" 11'-7"14'-5" 20'-7" 17'-6" 8'-5" 14'-7" 7'-9" 11'-5" 8'-6"11'-1" 11'-7" 20'-7" 17'-6"23'-7"11'-5" 5'-5" 9'-3" 9'-0" 11'-7" 9'-5" 10'-11" 14'-3" 11'-7"11'-5"8'-7" 17'-6" 13'-7" 12'-11" 11'-6"5'-4"11'-0"15'-1" 9'-5" 18'-11" 17'-4"11'-8" 5'-3" 7'-1"5'-5" 19'-1" 20'-11" 26'-8" 5'-5" 14'-11" 19'-3" 13'-0" 11'-7" 16'-2" Balcony To Mezz UP To Mezz To Mezz UP To Mezz To Mezz UP To Mezz UP To Mezz To Mezz To Mezz Balcony Balcony Attic Attic Attic OFF AREA OFFICE O To B Void 301-BALCONY 302-BALCONY 318-BALCONY 321-BALCONY 4'-0" 18'-7" 5'-8" 5'-9"5'-6" 11'-7" 5'-8" 11'-9"5'-10" 308-MEZZ 301 308 308-BALCONY Balcony Balcony BALC-1 BALC-2 BALC-3 20 SCALE 150 5 10 353025 40 FLOOR PLAN Survey Accuracy: +/-%0.09 Note: All dimensions shown are rounded to the nearest inch, for informational purposes only. All measurements are recorded to 1/8" accuracy as documented in the final CAD drawing supplied. PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved *Measured Area represents the footprint of the floor, and is used solely for billing purposes. It is NOT to be used for leasing purposes. (As Measured: June 2017) THIRD FLOOR *Measured Area: 20,945 s.f. Exterior Area: 627 s.f. 8'-9"Spot Height AFF: ELEVATION LEGEND PAGE 8 66 OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICEOFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFF OFFICE OFFICEOFFICE OFFICE OFFICE OFFICE OFFICE Open To Below Open To Below Open To Below Open To Below Void Open To Below Open To Below Open To Below Open To Below Open To Below O To B Void Open To Below Void Open To Below Open To Below Open To BelowOpen To BelowOpen To Below 305-MEZZ 316-MEZZ Strg TEL/COMM STRG OFF AREA Strg 301-MEZZ OFF AREA OFF AREA WAITING RM OFFICE AREA OFF AREA OFFICE AREAKIT OFF AREA OFFICE AREA WAITING RM KIT OFF AREA WOMEN MEN WAITING RM WAITING RM OFFICE AREA BREAK RM KIT KIT OFF AREA Balcony OFFICE STORAGE Balcony CONF RM TEL/COMM/HVAC/STRGTEL/COMM 307-MEZZ 302-MEZZ 318-MEZZ 321-MEZZ 310-MEZZ 312-MEZZ304-MEZZ CONF RM CONF RM TEL/COMM BREAK RM TEL/COMM 304A/306 304 305 307 302 316 310 314 318 312 312A 320 321 DN DN DN DN UP UP UP To Mezz UP UP DN DN DN DNDN UP UP UP DN DN UP UP DN DN DN UP UP DN DN DNDNDNDN DN UP To Mezz Balcony To Mezz UP To Mezz To Mezz UPTo Mezz To Mezz UP To Mezz UP To Mezz To Mezz To Mezz Balcony Balcony Attic Attic Attic OFF AREA OFFICE O To B Void 301-BALCONY 302-BALCONY 318-BALCONY 321-BALCONY308-MEZZ 301 308 308-BALCONY Balcony Balcony BALC-1 BALC-2 BALC-3 20 SCALE 150 5 10 353025 40 PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved Survey Accuracy: +/-%0.09 (As Measured: June 2017) (Last Updated: November 2017) THIRD FLOOR Attic:54 s.f. Exterior Area: 11 s.f. Exterior Area: 22 s.f. Attic:49 s.f. Stair:118 s.f.Stair:115 s.f. Balcony: 35 s.f. Balcony: 11 s.f. Balcony: 23 s.f.Balcony: 22 s.f.Exterior Area: 10 s.f. Exterior Area: 42 s.f. LEASE PLAN Attic:79 s.f. Balcony: 35 s.f. AREAS COMPUTED IN ACCORDANCE WITH ANSI/BOMA (Z65.1) 2017 OFFICE STANDARD, METHOD A (Multiple Load Factors Method). PAGE 9 67 DN DN DN DN UP UP UP To Mezz UP UP DN DN DN DNDN UP UP UP DN DN UP UP DN DN DN UP UP DN DN DNDNDNDN DN UP To Mezz To Mezz UP To Mezz To Mezz UPTo Mezz To Mezz UP To Mezz UPTo Mezz To Mezz To Mezz 50 51 52 53 5455 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 05 6 8 9 10 11 12 13 14 7 42 43 4446 45 47 PHOTO KEYMAP PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved (As Measured: June 2017) THIRD FLOOR PAGE 10 68 ELEV RM JAN RM Elec Rm Bldg Strg Parking Garage 13'-2" 7'-9" UP SCALE 0 5 10 15 20 FLOOR PLAN Survey Accuracy: +/-%0.09 Note: All dimensions shown are rounded to the nearest inch, for informational purposes only. All measurements are recorded to 1/8" accuracy as documented in the final CAD drawing supplied. PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA (As Measured: June 2017) LOWER LEVEL TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved *Measured Area: 676 s.f. Parking Area: 6,161s.f. *Measured Area represents the footprint of the floor, and is used solely for billing purposes. It is NOT to be used for leasing purposes. PAGE 11 69 ELEV RM JAN RM Elec Rm Bldg Strg Parking Garage UP SCALE 0 5 10 15 20 LEASE PLAN Survey Accuracy: +/-%0.09 PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved (As Measured: June 2017) (Last Updated: November 2017) LOWER LEVEL AREAS COMPUTED IN ACCORDANCE WITH ANSI/BOMA (Z65.1) 2017 OFFICE STANDARD, METHOD A (Multiple Load Factors Method). FLOOR SUMMARY SQ.FT. Total Rentable 0 Total Occupant Storage 0 Total Usable 0 Total Tenant 0 Total Ancillary 0 Total Occupant 0 Load Factor 0.0000 Capped Load Factor 0.0000 Floor Service 0 Building Service 605 Inter-Building Service 0 Building Amenity 0 Inter-Building Amenity 0 Total Vertical Penetration 0 Total Unenclosed Covered Gallery 0 Total Parking 0 PAGE 12 70 ELEV RM JAN RM Elec Rm Bldg Strg Parking Garage 13'-2" 7'-9" UP UP PARKING 17'-10"27'-0"27'-0"26'-9" 17'-11" 27'-0" 18'-0" 98'-7" 62'-11" SCALE 0 5 10 15 20 PARKING PLAN Survey Accuracy: +/-%0.09 Note: All dimensions shown are rounded to the nearest inch, for informational purposes only. All measurements are recorded to 1/8" accuracy as documented in the final CAD drawing supplied. PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA (As Measured: June 2017) (Last Updated: July 2017) LOWER LEVEL TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved PAGE 13 71 UP UP PHOTO KEYMAP PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA (As Measured: June 2017) (Last Updated: July 2017) LOWER LEVEL TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved 50 48 49 PAGE 14 72 ATTACHMENT 3 73 N:\4000\2184010 - 2200 PCH, Hermosa Beach\4010-ltr 10-19-18.docx October 19, 2018 Ms. Sarah Chionis Mar Ventures, Inc. 721 N. Douglas Street El Segundo, CA 90245 LLG Reference: 2.18.4010.1 Subject: Parking Study for 2200 Pacific Coast Highway Hermosa Beach, California Dear Ms. Chionis: As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this parking study for the 2200 Pacific Coast Highway (PCH) building located in the City of Hermosa Beach. The existing building is 27,406 square feet (SF) in size, consisting of 18,217 SF of general office, 1,007 SF of massage therapist/acupuncture uses, a 1,135-SF wellness center, and 7,047 SF of therapist offices. This study was conducted to assess the feasibility of increasing medical office uses within the 2200 PCH Building by converting from existing general office space. In addition to the existing land use mix, two future development scenarios were evaluated, with each tabulation incrementally adding more medical office uses by reducing general office uses in the 2200 PCH Building. The existing on-site supply for 2200 PCH totals 85 spaces, consisting of 46 spaces in a gated parking garage for tenants, 19 spaces on a visitor parking lot, 18 spaces on a subterranean level below the visitor parking lot, and 2 spaces in tandem on one of the project driveways. In addition, this study accounts for up to 40 spaces in the adjoining Hope Chapel parking structure that the 2200 PCH Building may use from 7:00 AM until 6:00 PM on Monday through Friday (not on Saturday or Sunday). The total existing parking supply for 2200 PCH is therefore 125 spaces (85 on site, plus 40 off site/at Hope Chapel). Briefly, our findings indicate that the City Code-based parking requirements for the existing land use mix, and development Scenario 1, would be adequately served by 2200 PCH’s current supply of 125 spaces. The City Code-based requirements under development Scenario 2 would exceed the 125-space supply by 12 spaces. Taking into account the empirical parking needs for 2200 PCH (based on actual parking counts conducted in July 2018), the existing land use mix, and each of the two future Scenarios 1 and 2 would be adequately served by the 125-space supply for the 2200 PCH Building. 74 Ms. Sarah Chionis October 19, 2018 Page 2 N:\4000\2184010 - 2200 PCH, Hermosa Beach\4010-ltr 10-19-18.docx PROJECT DESCRIPTION Table 1 presents the existing development summary, as well as two future scenarios for the 2200 PCH Building, with each tabulation incrementally adding more medical office by reducing general office uses in the 2200 PCH Building. The following presents a land use breakdown for the existing and future scenarios: Land Use Existing Scenario 1 Scenario 2 General Office 66% 36% 0% Massage Therapist & Acupuncture 4% 4% 0% Wellness Center 4% 4% 0% Therapist Office 26% 26% 26% Medical Office 0% 30% 74% PROJECT CITY CODE PARKING REQUIREMENTS The lower portion of Table 1 presents the City Code parking calculations for the existing and future scenarios for the 2200 PCH Building, based on the application of City of Hermosa Beach Municipal Code requirements outlined in Chapter 17.44 – Off Street Parking. Under the existing land use mix, the City Code requirement totals 117 spaces, which corresponds to a Code-based surplus of 8 spaces when compared against the total supply of 125 spaces for the 2200 PCH Building. The City Code requirement for Scenario 1 totals 125 spaces, which would exactly match the 125-space total supply. The City Code requirement for Scenario 2 totals 137 spaces. Compared against the 125-space supply, the 137-space Code requirement would result in a Code-based deficiency of 12 spaces. EXISTING PARKING CONDITIONS Parking demand surveys were conducted on Wednesday, July 25, 2018, and Saturday, July 27, 2018, to determine the existing parking needs of the existing tenants at 2200 PCH Building. It should be noted that the Building was at 100% tenancy (i.e., fully occupied) when the parking demand counts were performed. The parking utilization survey results for weekday and Saturday conditions are summarized in Tables 2 and 3, respectively. 75 Ms. Sarah Chionis October 19, 2018 Page 3 N:\4000\2184010 - 2200 PCH, Hermosa Beach\4010-ltr 10-19-18.docx The left-hand portion (in yellow) of Tables 2 and 3 present a comparison of observed demand against supply focused to the 85 on-site spaces in Zones 1 through 4 at 2200 PCH. The right-hand portion (in green) of Tables 2 and 3 then adds the demand observed in the adjoining 125-space parking structure owned by Hope Chapel (categorized by the 24 spaces located closest to 2200 PCH, and the remainder of 101 spaces). The right-hand columns (in blue) of Tables 2 and 3 report the totals for 2200 PCH and Hope Chapel’s parking structure. As indicated on Table 2, the weekday peak demand observed for 2200 PCH was 41 spaces (at 3:00 PM). Comparing this 41-space demand against the on-site supply of 85 spaces for 2200 PCH results in an existing, actual/operational surplus of 44 spaces. Surpluses are greater during all other hours of the weekday. Based on this, the current parking needs of the 2200 PCH Building are fully met by spaces on site, without having to rely on the use of off-site parking spaces (i.e., 40 spaces in the adjoining Hope Chapel parking structure). Under weekday conditions presented on Table 2, the Hope Chapel parking structure has an existing peak demand of 95 spaces (at 11:00 AM), which corresponds to a surplus of 30 spaces compared to Hope Chapel’s 125-space supply in the structure. The total weekday peak demand for 2200 PCH and the Hope Chapel structure is 127 spaces (at 11:00 AM). Comparing against the total supply of 210 spaces, the 127- space peak demand results in a surplus 83 spaces. Table 3 indicates that parking demand on a Saturday are significantly less than weekday conditions for both the 2200 PCH Building and the Hope Chapel parking structure, resulting in an actual surplus of 182 spaces at the minimum. FUTURE PARKING DEMAND Starting with the observed demand in the 85-space on-site supply for 2200 PCH (based on the July 25, 2018 parking demand counts), then accounting for the future conversion from existing general office to future medical office, Tables 4 and 5 were developed to identify future surplus or deficiency. The middle portion of each table reports parking needs for specific suites in the 2200 PCH Building, as its current use as general office, then as future medical office. The demand values reported under these column headings were estimated based upon the application of City Code parking ratios for general office (4 spaces per 1,000 SF) and medical office (5 spaces per 1,000 SF), and the hourly demand profiles from the Urban Land Institute’s (ULI’s) Shared Parking (Second Edition) publication. The hourly demand values for the general office to be replaced are subtractive, and those in the future medical office category are additive. 76 Ms. Sarah Chionis October 19, 2018 Page 4 N:\4000\2184010 - 2200 PCH, Hermosa Beach\4010-ltr 10-19-18.docx Table 4 indicates that the weekday peak demand under development Scenario 1 would be 61 spaces (at 11:00 AM). Comparing this 61-space demand against the 125-space supply available for use by 2200 PCH results in a future surplus of 64 spaces. Table 5 indicates that the weekday peak demand under development Scenario 2 would be 86 spaces (at 5:00 PM). Comparing this 86-space demand against the 125-space supply available for use by 2200 PCH yields in a future surplus of 39 spaces. The 39-space surplus under Scenario 2 is a conservative estimate because it was derived from the application of City Code ratios. The actual parking requirements for medical offices have been found to be less than the City Code requirement of 5 spaces per 1,000 SF. This aspect is illustrated by actual parking demand compilations from other sources, and detailed study of the actual parking demands of similar sites. Parking Generation, published by the Institute of Transportation Engineers (ITE)1 as well as articles published in ITE Journal provide additional sources for parking ratio information. “Land Use 720: Medical-Dental Office Building” of Parking Generation covered 18 sites that resulted in an average parking demand ratio of 3.53 spaces/1,000 SF, with an 85th percentile value of 4.30 spaces/1,000 SF. Further, an ITE Journal article on medical office buildings2 concluded that 4.5 parking spaces/1,000 SF should be provided for medical office buildings. Other sources for medical office parking ratios come from actual experience at equivalent sites, or in the case of medical office uses, overall medical center sites where the medical office parking needs were isolated from the total medical center parking demand by detailed field study and analysis. One such study was that for the Henry Mayo Newhall Memorial Medical Center in Santa Clarita. A 2007 study by LLG (with final report dated May 19, 2008) isolated the parking needs for approximately 95,000 SF of existing medical office space at 4.64 spaces/1,000 SF. In addition, other jurisdictions in Los Angeles County and that are near the City of Hermosa Beach all have code parking ratios for medical office buildings that are less, as follows:  Redondo Beach (for chiropractic, physical therapy, psychotherapy): 3.33 spaces per 1,000 SF  Rancho Palos Verdes: 4 spaces per 1,000 SF  Santa Monica: 4 spaces per 1,000 SF  Hawthorne: 3.33 spaces per 1,000 SF  Culver City: 2.86 spaces per 1,000 SF 1 4th Edition, Washington, DC, 2010. 2 “Parking Requirements for Medical Office Buildings”, John W. Dorsett and Mark J. Lukasik, ITE Journal, August 2007 77 Ms. Sarah Chionis October 19, 2018 Page 5 N:\4000\2184010 - 2200 PCH, Hermosa Beach\4010-ltr 10-19-18.docx Based on the above, we conclude that taking into account the empirical parking needs for 2200 PCH (based on actual parking counts conducted in July 2018), the existing land use mix, and each of the two future Scenarios 1 and 2 would be adequately served by the 125-space supply for the 2200 PCH Building. We appreciate the opportunity to provide this analysis. If you have any questions regarding this letter, please do not hesitate to call me at (949) 825-6175. Sincerely, Linscott, Law & Greenspan, Engineers Trissa (de Jesus) Allen, P.E. Senior Transportation Engineer 78 Suite Tenant101 Administrative Office Newspaper 683683683683 683 683102 Administrative Office for Tutoring 428428428428 428 428103 Insurance 590590590590 590 590200 Attorney 337337337337 337 337201 Therapist 849849849849849849203 Administrative Office for Entertainment 1,2601,2601,2601,260 1,260 1,260204 Therapist 225225225225225225205 Massage Therapist 288288288288 288 288206 Social Worker 257257257257257257207 Therapist 751751751751751751209 Therapist 549549549549549549210 Therapist 1,1301,1301,1301,1301,1301,130212 Therapist 342342342342342342214 Acupuncturist 719719719719 719 719215 Therapist 695695695695695695217 Wellness Center 1,1351,1351,1351,135 1,135 1,135218 Therapist 862862862862862862219 Therapist 643643643643643643220 Accountant 499499499499 499 499301 Administrative Office for Event Planning 1,1391,1391,1391,139 1,139 1,139302 Attorney 1,7431,743 1,743 1,743 1,743 1,743304 Administrative Office for Event Planning 662662662662 662 662305 Real Estate Investment 1,8701,870 1,870 1,870 1,870 1,870307 Administrative Office for Event Planning 1,2431,2431,2431,243 1,243 1,243308 Vacant (presumed general office) 1,1401,1401,1401,140 1,140 1,140310 Real Estate 718718718718 718 718312 Social Worker/Attorney 1,4941,494 1,494 1,494 1,494 1,494316 Commercial Broker 1,5271,527 1,527 1,527 1,527 1,527317 Administrative Office for Event Planning 830830830830 830 830314/318 Attorney 1,5181,518 1,518 1,518 1,518 1,518320 Forensic Accountant 279279279279 279 279205B Therapist 256256256256256256304A Therapist 745745745745745745PROJECT TOTAL 18,217 1,007 1,135 7,047 0 27,406 10,065 1,007 1,135 7,047 8,152 27,406 0 0 0 7,047 20,359 27,406Land Use % Breakdown 66% 4% 4% 26% 0% - 36% 4% 4% 26% 30% - 0% 0% 0% 26% 74% - CITY CODE PARKING RATIOS [a]1 space 1 space 1 space 1 space 1 space - 1 space 1 space 1 space 1 space 1 space - 1 space 1 space 1 space 1 space 1 space -per per per per per per per per per per per per per per per250 SF 250 SF 250 SF 200 SF 200 SF 250 SF 250 SF 250 SF 200 SF 200 SF 250 SF 250 SF 250 SF 200 SF 200 SF[b] [c] [d] [b] [c] [d] [b] [c] [d] CITY CODE REQUIREMENTS 73 4 5 35 0 117 40 4 5 35 41 125 0 0 0 35 102 137 EXISTING PARKING SUPPLY (spaces)On-Site (w/out Hope Chapel Spaces) - - - - - 85 - - - - - 85 - - - - - 85On-Site + 40 Hope Chapel Spaces - - - - - 125 - - - - - 125 - - - - - 125 CODE PARKING SURPLUS OR (DEFICIENCY) (Supply minus Code Requirement)On-Site (w/out Hope Chapel Spaces) - - - - -(32)-----(40)-----(52)On-Site + 40 Hope Chapel Spaces - - - - - 8 - - - - - 0 - - - - -(12)Notes:[a] Source: City of Hermosa Beach Municipal Code Chapter 17.44 - Off-Street Parking.[b] City Code does not provide parking ratios for massage therapists and acupuncturists. Based on LLG's prior parking studies for similar facilities, an empirical parking ratio of 1 space per 250 SF was applied.[c] City Code parking ratio for health and fitness centers was applied.[d] Therapist was presumed to provide outpatient care services and able to prescribe medication. City Code parking ratio for medical office was applied.TABLE 1PROJECT DEVELOPMENT TABULATION & CITY CODE REQUIREMENTS2200 PCH, HERMOSA BEACHExisting GFA (SF) Scenario 1: Future GFA (SF) Scenario 2: Future GFA (SF)General OfficeMassage Therapist, AcupunctureWellness Center TherapistMedical Office TOTALGeneral OfficeMassage Therapist, AcupunctureWellness Center TherapistMedical Office TOTAL TherapistMedical Office TOTALGeneral OfficeMassage Therapist, AcupunctureWellness Center79 Time of DayDemand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus7:00 AM 8 38 0 19 0 18 0 2 8 77 2 22 14 87 16 109 24 1868:00 AM 9 37 1 18 2 16 0 2 12 73 2 22 19 82 21 104 33 1779:00 AM 10 36 3 16 7 11 0 2 20 65 3 21 28 73 31 94 51 15910:00 AM 12 34 8 11 11 7 0 2 31 54 14 10 76 25 90 35 121 8911:00 AM13 33 9 10 9 9 1 1 32 5319 5 76 25 95 30 127 8312:00 PM 14 32 11 8 9 9 1 1 35 50 12 12 52 49 64 61 99 1111:00 PM 14 32 13 6 7 11 1 1 35 50 8 16 32 69 40 85 75 1352:00 PM 16 30 12 7 9 9 0 2 37 48 8 16 31 70 39 86 76 1343:00 PM 20 26 10 9 11 7 0 2 41 447 1728733590761344:00 PM 16 30 11 8 9 9 0 2 36 49 6 18 23 78 29 96 65 1455:00 PM 17 29 11 8 7 11 0 2 35 50 2 22 17 84 19 106 54 1566:00 PM 10 36 7 12 4 14 0 2 21 64 2 22 22 79 24 101 45 1657:00 PM 5 41 4 15 0 18 0 2 9 76 1 23 17 84 18 107 27 1838:00 PM 4 42 4 15 0 18 0 2 8 77 0 24 10 91 10 115 18 1929:00 PM 2 44 4 15 0 18 0 2 6 79 0 24 7 94 7 118 13 197OBSERVED PEAK DEMAND (2200 PCH): 41 OBSERVED PEAK DEMAND (Hope Ch.): 95PARKING SUPPLY: 85 PARKING SUPPLY: 125EXISTING SURPLUS OR DEFICIENCY (-):44EXISTING SURPLUS OR DEFICIENCY (-):30Supply = 24 Sp. Supply = 101 Sp. Supply = 125 Sp.TABLE 2EXISTING WEEKDAY PARKING DEMAND(per Wednesday, 7/25/18 survey)2200 PCH, Hermosa BeachHope Chapel Parking StructureSpaces Closest Remaining Spc. Total in Hopeto 2200 PCH in Structure Chapel Str.Gated Tenant Visitor LotSupply = 46 Sp. Supply = 19 Sp.Zone 1Zone 2Zone 3Tenant below Z2Supply = 18 Sp.Zone 4Tandem on DwySupply = 2 Sp.Supply = 210 Sp.TOTAL (2200 PCH + Hope Chapel Structure)2200 PCH On-site ParkingSupply = 85 Sp.Zones 1 thru 4Total80 Time of DayDemand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus9:00 AM 3 43 1 18 0 18 0 2 4 81 1 23 10 91 11 114 15 19510:00 AM 3 43 7 12 0 18 0 2 10 75 1 23 17 84 18 107 28 18211:00 AM 3 43 7 12 0 18 0 2 10 751 23 13 88 14 111 24 18612:00 PM 3 43 4 15 2 16 0 2 9 76 1 23 3 98 4 121 13 1971:00 PM 3 43 4 15 2 16 0 2 9 76 1 23 2 99 3 122 12 1982:00 PM 3 43 3 16 1 17 0 2 7 78 1 23 2 99 3 122 10 2003:00 PM 3 43 0 19 1 17 0 2 4 81 0 24 4 97 4 121 8 2024:00 PM 3 43 0 19 1 17 0 2 4 81 0 24 4 97 4 121 8 2025:00 PM 3 43 0 19 1 17 0 2 4 81 0 24 6 95 6 119 10 200OBSERVED PEAK DEMAND (2200 PCH): 10 OBSERVED PEAK DEMAND (Hope Ch.): 18PARKING SUPPLY: 85 PARKING SUPPLY: 125EXISTING SURPLUS OR DEFICIENCY (-):75EXISTING SURPLUS OR DEFICIENCY (-):107TABLE 3EXISTING SATURDAY PARKING DEMAND(per Saturday, 7/28/18 survey)2200 PCH, Hermosa Beach2200 PCH On-site Parking Hope Chapel Parking StructureTOTAL (2200 PCH + Hope Chapel Structure)Zone 1 Zone 2 Zone 3 Zone 4 Total Spaces Closest Remaining Spc. Total in HopeGated Tenant Visitor Lot Tenant below Z2 Tandem on Dwy Zones 1 thru 4 to 2200 PCH in StructureSupply = 210 Sp.Chapel Str.Supply = 46 Sp. Supply = 19 Sp. Supply = 18 Sp. Supply = 2 Sp. Supply = 85 Sp. Supply = 24 Sp. Supply = 101 Sp. Supply = 125 Sp. 81 TABLE 4 SCENARIO 1 WEEKDAY SHARED PARKING DEMAND ANALYSIS 2200 PCH, Hermosa Beach Land Use Size (8.152)KSF 8.152 KSF Surplus or Pkg Rate 4.00 /KSF 5.00 /KSF Deficiency Gross (33)Spc. 41 Spc. Total based on Spaces Shared 125-space Number of Number of Parking Total Existing Time of Day Spaces Spaces Demand Supply 6:00 AM -- -- 7:00 AM 1 124 8:00 AM 22 103 9:00 AM 30 95 10:00 AM 53 72 11:00 AM 61 64 12:00 PM 42 83 1:00 PM 53 72 2:00 PM 53 72 3:00 PM 58 67 4:00 PM 53 72 5:00 PM 58 67 6:00 PM 42 83 7:00 PM 19 106 8:00 PM 12 113 9:00 PM 5 120 10:00 PM -- -- 11:00 PM -- -- 12:00 AM -- -- PEAK PARKING DEMAND: 61 PARKING SUPPLY (85 on site + 40 in Hope Chapel Structure): 125 SURPLUS OR (DEFICIENCY):64 Note: [a] Demand for 2200 PCH presumed to include spaces occupied in the Hope Chapel structure that are located closest to the 2200 PCH pedestrian access. --(1)0 Existing Parking Demand (per Wednesday, 7/25/18 survey) [a] Scenario 1: General Office to be removed Scenario 1: Future Medical Office Number of Spaces 10 (9)0 14 (24)32 23 (31)38 45 (33)41 51 (31)41 47 (27)22 43 (28)38 45 (33)41 48 (31)41 42 (27)38 37 (15)36 23 (8)27 10 (3)12 8 (2)6 6 (1)0 -- 0 0 -- 0 0 -- 0 0 82 TABLE 5 SCENARIO 2 WEEKDAY SHARED PARKING DEMAND ANALYSIS 2200 PCH, Hermosa Beach Land Use Size (20.359)KSF 20.359 KSF Surplus or Pkg Rate 4.00 /KSF 5.00 /KSF Deficiency Gross (81)Spc. 102 Spc. Total based on Spaces Shared 125-space Number of Number of Parking Total Existing Time of Day Spaces Spaces Demand Supply 6:00 AM -- -- 7:00 AM (13)138 8:00 AM 38 87 9:00 AM 43 82 10:00 AM 66 59 11:00 AM 75 50 12:00 PM 32 93 1:00 PM 67 58 2:00 PM 66 59 3:00 PM 72 53 4:00 PM 68 57 5:00 PM 86 39 6:00 PM 73 52 7:00 PM 32 93 8:00 PM 18 107 9:00 PM 4 121 10:00 PM -- -- 11:00 PM -- -- 12:00 AM -- -- PEAK PARKING DEMAND: 86 PARKING SUPPLY (85 on site + 40 in Hope Chapel Structure): 125 SURPLUS OR (DEFICIENCY):39 Note: [a] Demand for 2200 PCH presumed to include spaces occupied in the Hope Chapel structure that are located closest to the 2200 PCH pedestrian access. --(2)0 Existing Parking Demand (per Wednesday, 7/25/18 survey) [a] Scenario 2: General Office to be removed Scenario 2: Future Medical Office Number of Spaces 10 (23)0 14 (57)81 23 (75)95 45 (81)102 51 (78)102 47 (69)54 43 (71)95 45 (81)102 48 (78)102 42 (69)95 37 (39)88 23 (19)69 10 (8)30 8 (5)15 6 (2)0 --(1)0 -- 0 0 -- 0 0 83 ATTACHMENT 4 84 From:Brandon Straus To:joey.iside@hopechapel.org Subject:Notice of Application for Parking Plan Approval by the City of Hermosa Beach Date:Wednesday, September 23, 2020 9:37:00 AM Attachments:image001.png Joey Iside Operations Manager Hope Chapel 2420 Pacific Coast Highway Hermosa Beach, CA 90254 Dear Mr. Iside: I represent 2200 Associates, LLC, the owners of 2200 Pacific Coast Highway (PCH), Hermosa Beach, 90254. There is currently in effect a recorded reciprocal parking easement between 2200 PCH and 2420 PCH, which is owned by International Church of the Four Square Gospel (Hope Chapel). The parking easement permits 2200 PCH to use up to 40 parking stalls in the southern half of the parking lot at 2420 PCH on Mondays through Fridays, from 7:00 am to 6:00 pm. The easement permits 2420 PCH to use up to 40 parking stalls at 2200 PCH from 6:00 PM on Fridays to 12:00 AM on Sundays. 2200 Associates, LLC, has applied to the City of Hermosa Beach (City) for approval of a Parking Plan governing the site at 2200 PCH. The application constitutes a request for the City to formally recognize use of the shared parking by 2200 PCH on the lot at 2420 PCH, as set forth in the recorded parking easement. The purpose of this email is to obtain affirmative confirmation that the owner of 2420 PCH is aware of the pending Parking Plan application. Therefore, I would greatly appreciate if you would respond to this message, acknowledging receipt. This will not be the only notice that is provided. Prior to any hearing on the Parking Plan, properties within 500 feet of 2200 PCH will receive notice from the City of the hearing. I look forward to hearing from you. Best Regards, Brandon Straus 2447 Pacific Coast Highway, Suite 200 Hermosa Beach, CA 90254 (310) 372-8433 Email: brandon@esrour.com www.srourandassociates.com 85 ATTACHMENT 5 86 87 88 89 90 91 92 93 94 95 ATTACHMENT 6 96 2200 Pacific Coast Highway Tenant Roster No. of Tenant Spaces Unit No. Current Tenant Roster Medical Use (S.F.) Non-Medical Use (S.F.) Floor Plan Page No. 1 101 Easy Reader 662.6 2 2 102 Sepideh Bassi 445.7 2 3 103 Vacant – Previously General Office 629.3 2 Restroom 137 2 4 200 Garee Gasperian 354.2 6 5 201 Cheryl Morrow and Diana Lipson-Burge 902.9 6 6 203 Hirsch Entertainment Group 1183.5 6 7 204 Behrens Racing 252 6 8 205A Christopher O'Hara 316.4 6 9 205B Ann Christensen and Naomi Resnik 257.8 6 10 206 Leah Niehaus 254.7 6 11 207 Bobbie Lesser, Robert Rutman, and Karin Tamura 757.5 6 12 209 Kate Mosier and Jennifer Jordan 621.2 6 13 210 Megan McCormick and Maureen Jennings 1073.9 6 14 212 Mary Klem and Bill Klem 378.5 6 15 214 Tina Hartney, Kamala Horwitz and Carol Kole 764.2 6 16 215 Kelly Waggoner and Michele Blume 753.9 6 17 217 Wellness Institute of Southern California 1147.8 6 18 218 Alann Dingle, Jacqueline Mills, and Elizabeth Cowart 855.1 6 19 219 Christopher Stretch, Danielle Borah and Allen Berger 617.7 6 20 220 Oliver & Oliver Associates 523.3 6 Restroom approx. 250 6 21 301 Vacant – Previously PHR Management 1181.6 9 22 302 Law Offices (Barrington/Poliner, Ronnie) 1646.9 9 23 304 Quartz Events 759.3 9 24 304A/306 Recovery Now/Positive Counseling Center 827.5 9 25 305 CAP Investment Properties 2110.0 9 26 307 Quartz Events 1267.3 9 27 308 Vacant – Previously Kentwood Bancorp. 1253.7 9 28 310 Coldwell Banker 959.9 9 29 312 Dawn Strachan, CEA, CDFA 1289.4 9 30 312A Jon Kramer and Kim Davidson 246.9 9 31 314 Chatten-Brown & Carstens 318.4 9 32 316 Highland Partners 1653.6 9 33 317 Total Success Staffing Services 812.8 9 34 318 Chatten-Brown & Carstens 1303.9 9 35 320 Salomon Forensics 317.8 9 Restroom approx. 250 9 Total = 36 Total S.F. = 29,338 2,767 26,571 97 ATTACHMENT 7 98 CITY OF HERMOSA BEACH COMMUNITY DEVELOPMENT DEPARTMENT | PLANNING DIVISION 1315 VALLEY DRIVE | HERMOSA BEACH | CA 90254 FOR QUESTIONS PLEASE CONTACT PLANNING@HERMOSABEACH.GOV OR CALL (310) 318-0242 Office Hours: Monday to Thursday, 7:00 a.m. to 6:00 p.m. UNIVERSAL PLANNING APPLICATION The Universal Planning application is intended for all permits issued by the Planning Division. The submittal requirements contained herein are a centralized list of all application components required by the City of Hermosa Beach Planning Division; however, the City may require additional information to be submitted. IMPORTANT NOTICE: COMPLETE AND ACCURATE SUBMITTALS ARE REQUIRED. PRIOR TO ACCEPTING AN APPLICATION FOR REVIEW, YOU MUST MEET WITH A PLANNER AT THE COUNTER TO DETERMINE IF THE APPLICATION IS ACCEPTABLE TO CONDUCT REVIEW. IF THE APPLICATION IS MISSING REQUIRED INFORMATION THEN THE APPLICATION WILL NOT BE ACCEPTED. TO DETERMINE HOURS OF OPERATION OF THE COUNTER, CONTACT THE COMMUNITY DEVELOPMENT DEPARTMENT AT (310) 318-0242, MONDAY – THURSDAY, 7:00 AM – 6:00 PM. Once the application is accepted for review, it will be assigned to a Planner. The Planner will review the application within 30-days of acceptance to determine if the application is complete. During the initial 30-day review period, the Planner may schedule a site inspection, which may include an interior inspection. If the application is incomplete, the Planner will provide you with a list of missing/incomplete information needed to deem the application complete. This packet includes the following: PART I: PLANNING APPLICATION PART II: SUPPLEMENTAL INFORMATION FORM PART III: PLANNING FEE SCHEDULE PART IV: SUBMITTAL REQUIREMENTS PART V: REQUIRED NUMBER OF SUBMITTAL ITEMS PART VI: SAMPLE PLANS NON-STANDARD APPLICATIONS The following applications have their own submittal requirements. Please click on the links below or visit https://www.hermosabeach.gov/our-government/community-development/applications-forms- handouts for the submittal requirements for the following application types: •Preliminary Housing Project (SB 330) •Sign Permit (Permanent & Temporary) •Temporary Minor Special Event Permit •Short-Term Vacation Rentals •Portable A-frame Sign Permit •Limited Live Entertainment Permit •Historic Landmark Nomination Application* (This item requires both this application and the supplemental form) For more information on the process, call (310) 318-0242, Monday – Thursday, 7:00 AM – 6:00 PM, to speak to a Planner. 99 CITY OF HERMOSA BEACH COMMUNITY DEVELOPMENT DEPARTMENT | PLANNING DIVISION 1315 VALLEY DRIVE | HERMOSA BEACH | CA 90254 FOR QUESTIONS PLEASE CONTACT PLANNING@HERMOSABEACH.GOV OR CALL (310) 318-0242 Office Hours: Monday to Thursday, 7:00 a.m. to 6:00 p.m. PART I: PLANNING APPLICATION Please note that all information submitted becomes public record SECTION A: PROJECT INFORMATION PROJECT NAME: SITE ADDRESS/LOCATION: ASSESSOR’S PARCEL NUMBER:— — BRIEF PROJECT DESCRIPTION: SECTION B: APPLICANT NAME: COMPANY: ADDRESS: CITY, STATE, ZIP: EMAIL: PHONE: MOBILE PHONE: SECTION C: CONTACT Check this box if contact is same as applicant and skip to Section IV NAME: COMPANY: ADDRESS: CITY, STATE, ZIP: EMAIL: PHONE: MOBILE PHONE: This box to be completed by City Staff only Date Submitted: Case Number: 4 1 8 4 0 1 4 0 3 8 Application for parking plan approval and acknowledgement of 4 existing tandem parking spaces 2200 Associates, LLC 1528 6th Street, Suite 100, Santa Monica, CA 90401 bbarnes@vestra.com 310-400-6579 Brandon Straus Srour & Associates 2447 Pacific Coast Highway, Suite 200 Hermosa Beach, CA 90254 Brandon@esrour.com 310-372-8433 to 0 7 2 2200 Associates, LLC 100 3 SECTION D: PROPERTY OWNER NAME: COMPANY: ADDRESS: CITY, STATE, ZIP: EMAIL: PHONE: MOBILE PHONE: SECTION E: APPLICATION(S) (select all that apply) ☐Amendment to Planning Entitlement ☐Appeal to the Planning Commission ☐Conditional Use Permit ☐Condominium ☐CC&R's Review ☐Extension of Time for Planning Entitlement ☐Final Map ☐General Plan Amendment ☐Height Limit Exception ☐Minor Historic Review/Cert. of Appropriateness ☐Major Historic Review/Cert. of Appropriateness ☐Historic Landmark Nomination ☐Limited Outdoor Seating ☐Lot Line Adjustment ☐Mural Review ☐Parking Plan ☐Planning Commission Interpretation ☐Precise Development Plan ☐Sign Variance ☐Similar Use Determination ☐Slope/Grade Height Determination ☐Tentative Map ☐Zoning Code Text Amendment ☐Variance ☐Zone Change ☐Categorical Exemption ☐Negative Declaration / Initial Study ☐Environmental Impact Report Refer to the Planning Fee Schedule (pages 10 and 11) for current application fees. Be advised, multiple fees may apply to your application (e.g. a CUP application may include a CUP fee, categorical exemption fee, public noticing fee(s), and technology fee). SECTION F: CERTIFICATION 1.I certify that to, the best of my knowledge, the information in this application and all plans and submittals are true, accurate and correct; this application is made with my consent; and misrepresentation of factual information may invalidate development entitlements granted by the City. 2.I understand that work pertaining to the project shall not begin prior to final City approval. 'Final City approval' means approval by the final decision-making authority on the application, following any appeal period set forth in the Hermosa Beach Municipal Code. Please contact the Community Development Department at (310) 318-0242 or City Clerk’s office at (310) 318-0239 with any questions on the approval process. 3.I understand that property development is complex and responsibility for understanding and abiding by all legal requirements pertaining to this project lies with myself, the property owner and project developers. I understand that unknown conditions and requirements may arise during the development process, which may result in unanticipated time, cost, requirements, or project denial. I understand that my project may be subject to requirements of other City departments, such as the Public Works or Los Angeles County Fire Departments and have inquired about them, or other local, state or federal, or utility company requirements. 4.I hereby authorize employees of the City of Hermosa Beach to enter upon the subject property, as necessary to enable the City to process this application and upon providing reasonable notice, to inspect the premises and post public hearing notices. 5.I understand that any decision of the Planning Commission may be reviewed by the City Council and some applications are subject to appeal. Appeals must be filed in writing with the City Clerk within ten calendar days from the date of the subsequent City Council meeting. Same as Applicant 101 102 103 PART II: SUPPLEMENTAL INFORMATION FORM 1. Describe the project site, as it currently exists, including size of buildings and improvements, existing uses, number of parking spaces, square footage of landscaping etc. (use separate sheet if necessary) Existing Proposed 2. What is the General Plan Land Use Designation for the site? 3. What is the Zoning for the Site? 4. Is the site in the Coastal Zone?Yes: No: 5.Will the project be developed or constructed in phases? If yes, include a phasing plan in the detail project description.Yes: No: 6. Are you proposing any other development, uses, or alterations of the site that are not included in this application?Yes: No: 7.Has the project or site received previous or other approvals? (If so, an amendment may be required.)Yes: No: 8.Is any part of the site subject to any lease, agreement, covenant, association, easement, or other encumbrance?Yes: No: 9.Have you conducted any pre-submittal community outreach? If yes, please include a narrative of the results of the outreach, including any opposition. Yes: No: 10.Describe adjacent land uses, including business names: To North: To South: To East: To West: 11.Lot coverage and surfaces: Type Existing (sq ft) Proposed (sq ft) Net Change (sq ft) Buildings Lot coverage* Paved area Landscaped area Unimproved area Pervious surfaces *Lot coverage: area of lot covered by foundations of all buildings and structures, cantilevers projecting from a building, decks and stairs >30" above grade. Excluded: Architectural projections, eaves, unenclosed balconies open on > 2 sides including portions under another balcony projecting <5' from a building face; nonstructural stairs, patios, walkways and planters establishing finish grade; fences and walls. (Hermosa Beach Municipal Code, Chapter 17.04 ) 12.Will any buildings be demolished? If yes, complete 13a and 13b.Yes: No: 12a. Number of buildings to be demolished? 12b. Gross floor area of buildings to be demolished. 13.Will any dwelling units be demolished? C and 14b.Yes: No: Please see attached project description. C-3 C-3 Commercial Commerical X X X X X X C-3 R-1 and R-2 SPA-8 R-1 X X 6 29,338 Approx. 23,850 0 0 Approx. 2,468 Approx 9620 Approx. 962 29,338 Approx. 23,850 Approx. 2,468 Approx 962 0 Approx. 962 0 00 0 104 7 13a. Number of dwelling units currently on property. 13b. number of dwelling units to be demolished. 14.Are any temporary uses or structures proposed?Yes: No: 15.Will fences, walls /retaining walls, or similar elements be installed or altered?Yes: No: 16.Are any roof decks proposed? If yes, complete 17a.Yes: No: 17a. Size of roof deck 17.Are electrical transformers, fire hydrants, antennae, rooftop elements, solar photovoltaic energy systems, tanks, or similar improvements proposed/required? Yes: No: 18.Will any structure, architectural projection, stairs, decks, utilities, or other elements encroach into a setback as a result of the project?Yes: No: 19.Will any signs be installed or altered in connection with the use or building?Yes: No: 20.Will trash/recycling facilities be installed or altered?Yes: No: 21.Will any part of the project, or its use, encroach on the public right-of-way (during or after construction or operation)?Yes: No: 22.Will exterior lighting on any building or site be installed or altered?Yes: No: 23.Number of Proposed Parking spaces Type Existing Proposed Net Change Required Covered spaces Regular space Compact Disabled Loading/other Guest (residential) 24.Are any parking spaces located offsite or shared with other uses or businesses on the site? If yes, include a narrative in the project description Yes: No: 25.Are any parking spaces located offsite or shared with other uses or businesses on the site? If yes, include a narrative in the project description. Yes: No: 26.Will any driveways or access ways be constructed or altered?Yes: No: 27.Will drainage be altered or increased? If yes, please describe.Yes: No: 28.Is a Standard Urban Storm Water Mitigation Plan required? (Hermosa Beach Municipal Code, Chapter 8.44)Yes: No: 29.Are any trees, unique environmental conditions, or cultural elements located on the site or an adjacent site?Yes: No: 30.Will any trees be removed, or will construction, trenching, construction materials, or vehicles encroach within the drip line of existing trees? Yes: No: 31.Will any vegetation or planters be removed, altered or installed?Yes: No: 32.Is site grading or contouring proposed?Yes: No: Cut (cubic yards): Fill (cubic yards): Cubic yards export: Cubic yards import: Maximum height fill slope (feet): Maximum height cut slope (feet): RESIDENTIAL PROJECTS (Skip to Question 33 if not a residential project) 33.Type of units Type Number of units Bedrooms per unit Unit size (sq ft) - except garages Garage– per unit (sq ft) Total size– all units (sg ft) Single-family Duplex Multi-family Condominiums Accessory or other 1 1 X X X 167 s.f. X X X X X X 62 62 N/A X X X X X X X X X0 0 0 0 0 0 24 24 0 N/A 0 N/A N/A N//A 63 5 2 2 0 105 8 34.Will affordable or special need housing be provided?Yes: No: 35.Will any amenities be provided?Yes: No: COMMERCIAL, INDUSTRIAL, INSTITUTIONAL, OTHER (Skip to Acknowledgements if inapplicable) 36.Provide details on the following criteria: Existing Proposed Days and hours of operation: Shifts per day: Employees on largest shift: Estimated total number of employees: Number of seats (for restaurants, schools, theaters, etc.): 37.Specify any outdoor activities (dining, storage, etc.): 38.Will machinery other than typical office equipment be used? If yes, please describe:Yes: No: 39.Will any flues, filtration systems, ventilation or similar equipment be installed or altered (e.g., affecting air, water, grease or oil trap)? If yes, please describe: Yes: No: 40.Will any hazardous or dangerous materials be used? If yes, please describe:Yes: No: 41. Will the use create any noise or vibration that will heard/felt off the site? If yes, please describe:Yes: No: 42. How is the project consistent with, and meet the goals of, the City’s General Plan? The General Plan can be found at https://www.hermosabeach.gov/our-government/community-development/plan-hermosa. 106 ATTACHMENT 8 107 2420 PCH Surface Parking Deck on East side of PCH 108 2420 PCH Enclosed Parking (Easement Spaces in Southern Half of Lot) 109 Pacific Coast Highway ADA ADA ADA (Southerly Half of the Lot) 2420 PCH Parking Lot 120 Spaces Total COMPACT SPACES 110 ATTACHMENT 9 111 DN DN DN DN DN DN UP 102 UP 101 103 PACIFIC COAST HIGHWAY 26’ aisle width 3 2 1 7 6 16 15 14 13 12 11 10 8 9 19 18 17 4 ADA 30 32 38 37 36 35 34 33 44 43 41 40 39 29 42 31 26 27 28 24 25 45 10 9 8 23 22 11 12 13 15 14 16 17 18 21 19 20 1 2 3 5 4 6 7 18’ 10’ 8.5’ 5 ADA 21’ aisle width 9’ 10 9 8 11 1 2 3 5 4 6 7 16 15 14 13 12 18 17 25’ aisle width 8.3’ 8.3’ 8.3’ 8’ 10’ 16’ 8.5’ 18’ 3 2 1 4 10’ 8.5’ 8.5’ 8.5’ 8.5 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5 ‘8.5 ‘ 8.5 ‘ 8.5’8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5 ‘ 8.5’ 8.5’ 8.5’ 8.5’8.5’ 8.5’ 8.5’ 8.5’ 8.5 88 ’8 18’ 8.5’ 18’ 18’ 18’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.3’ 8.5’ 9’ 9’ 9’ 9’ 9’9’ 9’ 9’ 9’ 9’ 9’ 9’ 9’ 9’9’ 9’ 8.5’ APPLICATION FOR PARKING PLAN APPROVAL 2200 Pacific Coast Highway Hermosa Beach, CA 90254 Applicant: 2200 Associates, LLC 1528 6th Street, Suite 100 Santa Monica, CA 90401 BORDEN AVE. Page 1 East Subterranean Parking Garage West Subterranean Parking GarageSurface Parking Lot/Deck 112 2200 PCH East (subterranean) parking garage, entering from the South at 21st Street 2200 PCH 4 Surface tandem spaces looking north from 21st Street 2200 PCH East Facade along Borden Street 2200 PCH East (subterranean) parking garage, at midpoint, looking north 2200 PCH West (subterranean) parking garage, looking towards the entrance from PCH 2200 PCH Upper deck/surface parking lot, looking south down PCH 2200 PCH Upper deck/surface parking lot, looking east accross PCH 113 ATTACHMENT 10 114 Travel Path from 2420 PCH Easement Parking to 2200 PCH 2200 PCH 2420 PCH PCH Looking South (Hope Chapel) 115 1 SROUR & ASSOCIATES Real Estate Development Services Group, Inc. 2447 Pacific Coast Highway, Suite 200 Hermosa Beach, CA 90254 310/372-8433 ▪ brandon@esrour.com October 28, 2020 Nicole Ellis Associate Planner Community Development Department 1315 Valley Drive Hermosa Beach, CA 90254 Re: 2200 Pacific Coast Highway / Application for Approval of Parking Plan 20-4 (PARK 20-4) Dear Ms. Ellis: Thank you for your ongoing review of this application. We appreciate your willingness to go forward in scheduling the application for hearing as we resolve the remaining questions about the application. You requested clarification of certain inconsistencies between the application materials and the Parking Analysis for the subject site that was prepared by Linscott, Law & Greenspan, dated October 19, 2018. In preparing the application materials, we have presented area calculations and occupancy statistics that we can document, based on a new foot survey of the parking lots, the most recent floorplan survey, and the most recent tenant roster. Therefore, in some cases, our information varied from that in the Parking Analysis, as described below. 1. The Parking Analysis lists 85 parking spaces on site, with a total 125 spaces, while the application materials list 86, and a total of 126. The Parking Analysis lists 19 parking spaces on the surface parking lot/deck and 18 spaces in the west subterranean parking garage. These counts are consistent with the current parking survey. The Parking Analysis lists 2 spaces in tandem on one of the project driveways. Both the current parking survey and the original site plans show 4 tandem parking spaces in that area (adjacent to the entrance to the west subterranean garage). It is not clear where these two spaces were omitted because they were not considered 4 separate spaces. In sum, the Parking Analysis identified one extra parking space in the subterranean garage and only two of the four tandem parking spaces. did not recognize two surface tandem spaces. Therefore, the Parking Analysis identified one fewer spaces than currently exist on the site. 2 The Percentages and square footages of uses between Parking Analysis and application materials do not match. 3. There is a 1,932 sq. ft. difference between building square footages. Please clarify. 116 2 The Parking Analysis assumes a gross floor area of 27,406 sq. ft. This figure appears to come from the original project summary for the building, and reflects the “net building area”. Also reflected in the project summary was a gross building area of 30,692 square feet. For purposes of this parking plan application, we used recent surveys of the building, which may be more accurate than the ones from 1981. In addition, the relevant measure of building square footage for purposes of this application is “gross floor area”, not net floor area”. According to a floor plan survey prepared by Lasertech in July 2017 (Attachment 2 of the application), the gross building area is 30,693, and the gross floor area is 29,338 sq. ft. We calculated the gross floor area by totaling the gross floor area of each office and adding the gross floor area of all common restroom. (see Attachment 1, tenant roster table). We then matched up the square footage of each office with its tenant and identified whether the tenant’s business is a medical use or a non-medical use, based on whether services were provided by Medical Doctor. We did not rely on the name of the business in determining whether it was a medical use. For instance, we classified the Wellness Institute of Southern California (Suite 217) as a medical use, because it provides services from Medical Doctors. The other two offices we identified as medical uses also provided services from Medical Doctors: Kelly Waggoner and Michele Blume (Suite 215) and Alann Dingle, Jacqueline Mills, and Elizabeth Cowart (Suite 218). We therefore identified current medical office use as follows: Medical 1147.8 sq. ft. Wellness Institute of Southern California 753.9 sq. ft. Kelly Waggoner and Michele Blume 855.1 sq. ft. Alann Dingle, Jacqueline Mills, and Elizabeth Cowart 2,756 sq. ft. or 9.3% Medical Office Use 4. It is not clear based on the use classifications in the 2018 Parking Analysis if there were any medical clinics, possibly identified as the wellness center or acupuncture? We classified all uses not involving a Medical Doctor as non-medical (or general office) use. Non-medical uses (general office) included psychologists, wellness practitioners, and message therapy/acupuncture. We are not aware of whether the Parking Analysis classified offices based on the presence of a Medial Doctor. 5. For parking purposes, general office, massage and therapy are all considered the same at 1:250 so should be grouped together. For purposes of our analysis, we grouped general office, massage and therapy together, with a corresponding parking ratio of 1:250 sq. ft. 6. Please also revise the application narrative which discusses mezzanines not counting towards floor area since mezzanines do count towards floor area for parking purposes and is therefore not a valid position. Attached please find a revised project narrative that omits the discussion of mezzanines. It also contains a correction to the tenant roster table, which identified Suite 214 as a medical office, when it should identify Suite 215. Sincerely, 117 3 Brandon Straus 118 119 120 121 122 123 124 125 126 127 Public Notice Poster Verification 128 129 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0731 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of November 17, 2020 TA 20-3 - Consideration of to Section 17.42.190 of the Hermosa Beach Municipal Code regarding the City’s Limited Live Entertainment Permit pilot program, and determination that the project is categorically exempt from the California Environmental Quality Act. Applicant: City of Hermosa Beach Recommended Action: Conduct public hearing and adopt the attached resolution recommending the City Council approve Text Amendment 20-3 to the Hermosa Beach Municipal Code, Chapter 17.42, Section 17.42.190, to continue the City’s Limited Live Entertainment Pilot Program for two additional years, and determination that the project is categorically exempt from the California Environmental Quality Act. Summary: The proposed text amendments will continue the Limited Live Entertainment Pilot Program for two additional years, for a total of four years from the ordinance effective date on December 13, 2018 and will slightly modify the Standards and Limitations to allow for minor temporary floor plan changes with approval of the Community Development Director. Background: The initial request for a Short-Term Entertainment Permit (STEP) was proposed by local advocacy group, THRIVE Hermosa. The stated goal was for a simple, inexpensive permit to allow low impact, family-friendly entertainment in order to increase business during off-peak hours in all commercial zones. At the June 25, 2018 Planning Commission meeting, staff presented a report that summarized a proposal prepared by THRIVE Hermosa that would allow local commercial businesses to offer low impact entertainment options such as games, acoustic music and open mic during “off-peak hours” without requiring the business operators to have to go through a time-consuming and more expensive approval process such as the existing Temporary Minor Special Event Permit and/or the Conditional Use Permit (CUP) process. Representatives of THRIVE Hermosa addressed the Commission and answered several questions by the Planning Commission. At the conclusion of the meeting, the Planning Commission directed staff to present a conceptual overview to allow a short term, low impact entertainment option for businesses through an easy, cost effective permit process. City of Hermosa Beach Printed on 2/20/2024Page 1 of 5 powered by Legistar™130 Staff Report REPORT 20-0731 At the August 21, 2018 Planning Commission meeting, staff presented possible amendments to the Zoning Code that would allow Limited Live Entertainment Permits for local businesses seeking to add low impact entertainment. The Planning Commission conceptually agreed with a proposed new definition of “Entertainment, Limited Live” as an accessory use to be a simple, low cost permit with standards and conditions limiting number of performers, defined hours and noise minimizing criteria. At the conclusion of the meeting, the Planning Commission directed staff to set a Public Hearing to consider a Zone Text Amendment for a new Limited Live Entertainment Permit for recommendation to the City Council. At the September 18, 2018 meeting, the Planning Commission held a Public Hearing and considered TA 18-2 Text Amendment to add a short term and low impact entertainment option as an accessory use to businesses located in the City’s commercial zones through a simple and cost effective permitting process, including proposed definitions and standards for proposed Limited Live Entertainment Permit, and determination that the project is categorically exempt from the California Environmental Quality Act. The Planning Commission recommended approval of a Limited Live Entertainment Permit through adoption of Resolution 18-25, and requested Planning Commission review of Limited Live Entertainment Permit after 18 months. At its October 23, 2018 meeting, the City Council adopted Ordinance 18-1388 For TA 18-2 Text Amendments to the Hermosa Beach Municipal Code Title 17 Regarding Definitions and Standards for Live Entertainment and Limited Live Entertainment for the purpose of adding a low impact entertainment option as an accessory use to business in commercial zones, as recommended by the Planning Commission. On November 13, 2018, the City Council conducted a second reading of the ordinance and adopted a resolution establishing the fee at $250. The fee was adjusted with the City’s Fee Schedule effective December 1, 2019 for Limited Live Entertainment Permit and is currently $257. On October 20, 2020, the Planning Commission reviewed the Limited Live Entertainment Permit Pilot program and provided direction to extend the program for two more years. Since implementation of the Limited Live Entertainment Pilot Program, only one Limited Live Entertainment Permit was issued to The Deck located at 1272 The Strand on June 12, 2019. Analysis: Text Amendment 20-3 HBMC 17.42.190.B.1 Extension of Pilot Program Though the text amendments approved through TA 18-2 were established by ordinance and approved by City Council, at the Planning Commission’s request , the City Council approved Limited City of Hermosa Beach Printed on 2/20/2024Page 2 of 5 powered by Legistar™131 Staff Report REPORT 20-0731 Live Entertainment Permits as a two-year pilot program as indicated in the Zoning Code in italics below. 17.42.190 B. Administrative Permit Required. 1. Limited live entertainment allowed pursuant to this section may be permitted with an administrative permit pursuant to Chapter 17.55 <https://www.codepublishing.com/CA/HermosaBeach/> in the C-1, C-2 and C-3 zones. No permit term shall extend past two (2) years from the effective date of the ordinance codified in this section. The proposed text amendment extends the Limited Live Entertainment Pilot Program as a four-year pilot program as indicated in the Zoning Code in italics below. 17.42.190 B. Administrative Permit Required. 1. Limited live entertainment allowed pursuant to this section may be permitted with an administrative permit pursuant to Chapter 17.55 <https://www.codepublishing.com/CA/HermosaBeach/> in the C-1, C-2 and C-3 zones. No permit term shall extend past December 13, 2022. HBMC 17.42.190.C.4 Revision of Standards and Limitations for Minor Temporary Floor Plan Change As discussed in the Staff Report and at the Planning Commission meeting held October 20, 2020, only one Limited Live Entertainment Permit has been issued. There were other permit inquiries, but requests to alter existing, approved, floorplans were seen as a deterrent to potential permit issuance. The following text amendment is recommended to encourage more business applications for a Limited Live Entertainment Permit. The existing Zoning Code section, part of the Ordinance approved to establish Limited Live Entertainment on September 18, 2018, is shown below. 17.42.190 C. Standards and Limitations. 4. Operations/Seating. The activity must be confined to completely enclosed premises and does not result in the need for additional seating or change in an approved floor plan to accommodate the limited live entertainment and/or accommodate a stage for the entertainment, dancing or hosting of an activity or event. The proposed text amendment allows for minor temporary floor plan changes upon approval of the Community Development Director. The proposed text to be added is indicated in the Zoning Code in italics below. City of Hermosa Beach Printed on 2/20/2024Page 3 of 5 powered by Legistar™132 Staff Report REPORT 20-0731 17.42.190 C. Standards and Limitations. 4. Operations/Seating. The activity must be confined to completely enclosed premises and does not result in the need for additional seating or permanent change in an approved floor plan to accommodate the limited live entertainment and/or accommodate a stage for the entertainment, dancing or hosting of an activity or event.A minor temporary floor plan change may be allowed upon approval of the Community Development Director for the duration of the Limited Live Entertainment, but must be returned to the approved floor plan after the Limited Live Entertainment activity is completed. Staff has prepared a resolution for Planning Commission consideration to provide recommendations to the City Council regarding the Limited Live Entertainment Permit text amendments. General Plan Consistency: PLAN Hermosa (the City’s combined General Plan and Local Coastal Program) was adopted in August 2017. The Text Amendment is consistent with the PLAN Hermosa vision to support our vibrant local economy and the Land Use policies: ·LU 1.4 Diverse Commercial Areas. Promote the development of diversified and unique commercial districts with locally owned businesses and job- or revenue-generating uses. ·LU 1.7 Compatibility of Uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses. ·LU 2.9 Neighborhood-serving retail. Support the retention of existing neighborhood-serving retail and services in key locations throughout the city. ·LU 3.3 Diverse retail and office centers. Provide incentives to transform existing single-use commercial properties that are accessible into retail destinations by adding a diversity of uses, providing new pedestrian connections to adjacent residential areas, reducing the visual prominence of parking lots, making the centers more pedestrian-friendly and enhancing the definition and character of street frontage and associated streetscapes. Environmental Analysis: The project is exempt from the California Environmental Quality Act (CEQA) pursuant to California Public Resources Code Section 21080(b)(1), because CEQA does not apply to ministerial projects proposed to be carried out or approved by public agencies. The project is statutorily exempt from CEQA in that it allows for approval of limited events within approved businesses only. Additionally, the zone text changes are Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061 of the CEQA Guidelines. Section 15061 states that CEQA applies only to projects that have the potential for causing a significant effect on the environment. No possibility exists that the proposed zone text amendments will have a significant effect on the City of Hermosa Beach Printed on 2/20/2024Page 4 of 5 powered by Legistar™133 Staff Report REPORT 20-0731 environment because the zone text amendments will create a standard for limited event permits. Respectfully Submitted by: Christy Teague, Senior Planner Approved: Ken Robertson, Community Development Director Concur: Nicole Ellis, Associate Planner Legal Review: Patrick Donegan, Assistant City Attorney Attachments: 1.Proposed Resolution and Ordinance 2.Link to October 20, 2020 Planning Commission Meeting 3.Link to September 18, 2018 Planning Commission Meeting 4.Planning Commission Resolution 18-25 Recommending City Council Approval September 18, 2018 5.Link to October 23, 2018 City Council Meeting 6.Ordinance 18-1388 Approved October 23, 2018 City of Hermosa Beach Printed on 2/20/2024Page 5 of 5 powered by Legistar™134 1 RESOLUTION P.C. 20-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH RECOMMENDING CITY COUNCIL APPROVAL OF TEXT AMENDMENTS TO MUNICIPAL CODE TITLE 17.42.190 FOR LIMITED LIVE ENTERTAINMENT PILOT PROGRAM, AND DETERMINING THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT The Planning Commission of the City of Hermosa Beach does hereby resolve as follows: SECTION 1. The Planning Commission held a duly noticed public hearing on November 17, 2020 consider a text amendment to Municipal Code Title Section 17.42.190, as described in the proposed ordinance attached as Exhibit A. SECTION 2. The project is exempt from the California Environmental Quality Act (CEQA) pursuant to California Public Resources Code Section 21080(b)(1), because CEQA does not apply to ministerial projects proposed to be carried out or approved by public agencies. The project is statutorily exempt from CEQA in that it allows for approval of limited live entertainment within approved businesses only. Additionally, the zone text changes are Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061 of the CEQA Guidelines. Section 15061 states that CEQA applies only to projects that have the potential for causing a significant effect on the environment. No possibility exists that the proposed zone text amendments will have a significant effect on the environment because the zone text amendments include standards for limited live entertainment permits. SECTION 3. The Planning Commission finds that the proposed amendments to the Municipal Code to allow Limited Live Entertainment are consistent with the City’s General Plan vision to support the vibrant local economy and Land Use Policy 1.4 for Diverse Commercial Areas. The ordinance also furthers the general purpose of the zoning ordinance to address and review standards and criteria to assure compatibility as accessory uses within existing businesses. The amendments will not impede the City’s ability to meet its General Plan goals, and the amendments are necessary to carry out the purposes of the Zoning Ordinance, including the orderly planned use of land resources. 135 2 SECTION 4. The Planning Commission hereby recommends City Council approval of the proposed ordinance attached hereto as Exhibit A. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify that the foregoing Resolution P.C. 20-xx is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at its regular meeting of November 17, 2020. ___________________________________ _________________________ Rob Saemann, Chairperson Ken Robertson, Secretary Date 136 3 Exhibit A ORDINANCE NO. _______ AN ORDINANCE REGARDING LIMITED LIVE ENTERTAINMENT PERMIT AND AMENDING THE HERMOSA BEACH MUNICIPAL CODE The City Council of the City of Hermosa Beach does ordain as follows: Section 1. Section 17.42.190 of Chapter 17.42 of Title 17 Section of the Hermosa Beach Municipal Code is amended: 17.42.190 B. Administrative Permit Required. 1. Limited live entertainment allowed pursuant to this section may be permitted with an administrative permit pursuant to Chapter 17.55 in the C-1, C-2 and C-3 zones. No permit term shall extend past December 13, 2022. Section 2. Section 17.42.190 of Chapter 17.42 of Title 17 of the Hermosa Beach Municipal Code is amended: 17.42.190 C. Standards and Limitations. 4. Operations/Seating. The activity must be confined to completely enclosed premises and does not result in the need for additional seating or permanent change in an approved floor plan to accommodate the limited live entertainment and/or accommodate a stage for the entertainment, dancing or hosting of an activity or event. A minor temporary floor plan change may be allowed upon approval of the Community Development Director for the duration of the Limited Live Entertainment, but must be returned to the approved floor plan after the Limited Live Entertainment activity is completed. Section 3. The proposed amendments to Title 17 of the Hermosa Beach Municipal Code are to continue the Limited Live Entertainment Pilot Program. The amendments will not impede the City’s ability to meet its General Plan goals and the amendments are necessary to carry out the purposes of the Zoning Ordinance, including the orderly planned use of land resources. 137 138 139 140 141 142 143 144 145 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0727 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of November 17, 2020 Planning Commission review and consideration of initiation of text amendments to Section 17.08.020 of the Hermosa Beach Municipal Code regarding “Home Occupations” (home-based businesses) in residential zones. Applicant: City of Hermosa Beach Recommended Action: 1.Review Section 17.08.020 of the Hermosa Beach Municipal Code regarding “Home Occupations” (home-based businesses) in residential zones; 2.Consider focused amendments or a comprehensive update, working with the City Attorney for consideration at a future Planning Commission meeting; and 3.If desired, set a public hearing to consider Text Amendments for Planning Commission to recommend to the City Council regarding “Home Occupations” (home-based businesses). Background: Home-based businesses are permitted in residential zones subject to strict requirements stated in the Zoning Code Section 17.08.020. Home Occupation Permits are business licenses reviewed and approved by the Planning Division of the Community Development Department prior to issuance and renewal annually by the Finance Department. Section 17.08.020 of the Zoning Code pertains to Permitted Uses in the R-1 zone. Other residential zones refer to this section of the code for permitted uses, which include Home Occupations for home- based businesses. There have been significant increases in home-based workers due to pandemic related office closures and technological advances. Many workers are expected to continue to work from home in the future, either part time or full time. Some Hermosa Beach businesses have experienced additional daytime customers due to the many residents working from home. For independent professionals, the current code regulating home-based businesses may not meet the needs of home-based business owners. City of Hermosa Beach Printed on 2/20/2024Page 1 of 4 powered by Legistar™146 Staff Report REPORT 20-0727 Analysis: Professional Offices The Code appears to be outdated for modern work from home practices for professionals. Professional offices can implement operational practices such as virtual meetings with clients and review paperwork digitally. The City has received Home Occupation Business License applications for professionals, including a law corporation, real estate business, and a child psychologist. These home-based businesses were unable to meet the code requirement of Section 17.08.020.D.14. This section could be deleted or modified to allow professionals to obtain Home Occupation Business Licenses without a separate principal licensed office. 17.08.020 Permitted uses D. Home Occupations. 14. No professional offices are allowed, specifically including but not limited to the healing arts, law, accounting, real estate, clergy, insurance and similar professional or semi-professional offices, unless the person engaged in such home occupation maintains a principal licensed office in an area permitting such activity as a principal use. Noise Limits, With increasing work from home trends, the existing home-based business noise language may not be adequate to protect nearby residents in code requirement of Section 17.08.020.D.9. 9. No tools or equipment may be operated which make a sound audible from without the premises at a distance of twenty (20) feet from the property line, between the hours of 6:00 p.m. and 9:00 a.m. No activity or equipment which makes any loud or whining noise discernible from without the premises is permitted at any time. It may be appropriate to amend this section to reference the noise ordinance similar to standard condition of approval for other applications: Noise emanating from the property shall be within the limitations prescribed by the City's Noise Ordinance (Hermosa Beach Municipal Code Chapter 8.24)and shall not create a nuisance to surrounding residential neighborhoods. Traffic Generation The language specifically includes tutors and day care centers as approved by the planning director. It is recommended that the code be amended to exclude specific uses in Section 17.08.020.D.11. City of Hermosa Beach Printed on 2/20/2024Page 2 of 4 powered by Legistar™147 Staff Report REPORT 20-0727 11. No foot or vehicle traffic may be generated to or from the premises except for traditional uses such as tutors and day care centers as approved by the planning director. It may be appropriate to amend this section to include a more general traffic limitation, such as is used in other city codes, such as: A home occupation shall not create pedestrian, automobile, or truck traffic significantly in excess of the normal amount in the neighborhood. Advertising The Code appears to be outdated regarding types of listings not including internet in Section 17.08.020.D.15. 15. No listing or advertising of the address of such home occupation for business purposes is permitted including display ads in telephone, business and city directories and in newspapers and magazines. The telephone number and address may be listed on business cards. It may be appropriate to amend the types of listing to include internet advertising or to delete this section entirely since the intention of advertising regulations is to limit traffic, such as discussed above in Section 17.08.020.D.11. Other City Examples Additional limitations may be appropriate such as the following code sections from other cities: Manhattan Beach 1.No one other than a resident of the dwelling shall be employed on-site or report to work at the site in the conduct of a home occupation. This prohibition also applies to independent contractors. 2.No motor vehicle repair, beauty shop or barber shop shall be permitted, and a home occupation shall not include an office or sales room open to visitors. Newport Beach 1.This section provides standards for the conduct of home occupations as an accessory use to ensure compatibility with the residential character of the neighborhoods where located and to prevent disturbances or annoyances to any reasonable person of normal sensitivity residing in the area. 2. A home occupation use shall be conducted in the principal dwelling unit; shall be excluded from a setback area, yard or accessory structure; and shall be clearly incidental and subordinate to the principal residential use. General Plan Consistency: PLAN Hermosa (the City’s combined General Plan and Local Coastal Program) was adopted in City of Hermosa Beach Printed on 2/20/2024Page 3 of 4 powered by Legistar™148 Staff Report REPORT 20-0727 August 2017. The Text Amendment is consistent with the PLAN Hermosa vision to support our vibrant local economy and the Land Use policies: ·Governance 5.1 Residential and Commercial Compatibility. Provide a balance between residential and commercial uses and strive to ensure their compatibility. ·Governance 6.1 Long-term Economic Development. Support the development and implementation of long-term economic development strategies that seek to establish and keep new businesses and a strong middle class in Hermosa Beach over the decades to come. ·Governance 7.6 Livability Principles. Amend or update policies that may run counter to livability, sustainability, and health principles. ·Land Use 1.7 Compatibility of Uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses. ·Land Use 2.12 Design of Single-family Homes. Maintain and enhance the character of single- family home neighborhoods by: o Allowing home occupations in neighborhoods so long as there is no significant impact on the surrounding residential uses. ·Sustainability + Conservation 3.2 Reduce Source Reductions. Support land use and transportation strategies to reduce emissions, including pollution from commercial and passenger vehicles. Respectfully Submitted by: Christy Teague, Senior Planner Approved: Ken Robertson, Community Development Director Concur: Nicole Ellis, Associate Planner Legal Review: Patrick Donegan, Assistant City Attorney Attachment: 1.Hermosa Beach Municipal Code Section 17.08.020 City of Hermosa Beach Printed on 2/20/2024Page 4 of 4 powered by Legistar™149 CITY OF HERMOSA BEACH Municipal Code 17.08.020 Permitted uses D. Home Occupations. When conducted in accordance with the following requirements, and when a permit therefor, containing any conditions deemed necessary to ensure compliance with the requirements of this chapter and with its purpose and intent, has been issued by the business license department; provided however, that any occupation may be excluded from certain or all zones, or portions thereof, if determined by the planning commission to be incompatible with neighboring residential uses. The following requirements are severally and jointly stated as absolute requirements, and any home occupation not conforming to the following requirements shall not be permitted: 1. Such occupation shall be carried on only by occupants of a dwelling, and shall involve the use of not more than four hundred (400) square feet, not to exceed twenty- five (25) percent of the total area of the permitted buildings on the premises. 2. Inventory and supplies f or such home occupation shall occupy not more than twenty- five (25) percent of the permitted area and shall be stored entirely within an enclosure or building. 3. No sale of goods is permitted on the premises. 4. No employees are allowed. 5. No signs are permitted. 6. No display of any kind shall be visible from the exterior of the premises. 7. Light, but not medium or heavy, business machines are allowed. The classification by the planning department shall be final. 8. No presses, data processing equipment, or any electrical or other equipment requiring specialized electrical installation, or requiring over one hundred twenty (120) volts of power to operate are allowed, nor shall any mechanical shop or electrical tools be permitted except those which are customary to home crafts. 9. No tools or equipment may be operated which make a sound audible from without the premises at a distance of twenty (20) feet from the property line, between the hours of 150 6:00 p.m. and 9:00 a.m. No activity or equipment which makes any loud or whining noise discernible from without the premises is permitted at any time. 10. No garaging or storing of vehicles bearing any advertising related to the home occupation is allowed upon the premises or in the street in the vicinity. 11. No foot or vehicle traffic may be generated to or from the premises except for traditional uses such as tutors and day care centers as approved by the planning director. 12. There shall be complete conformity to fire, building, plumbing, electrical, zoning and health codes and to all state and city laws and ordinances; except, where required parking spaces are not available, the planning commission may temporarily waive such requirements if they find: a. The garage, carport or space is not available solely because of temporary storage, and not because of construction and/or building improvement or modifications; and b. The temporary storage is not related to products, materials, etc., used for the conduct of the home occupation; and c. Such waiver to be effective only if no detrimental effects are caused to adjacent properties and no valid complaints were filed due to storage. 13. No structural alterations of the premises are permitted solely for the benefit of the business. 14. No professional offices are allowed, specifically including but not limited to the healing arts, law, accounting, real estate, clergy, insurance and similar professional or semi-professional offices, unless the person engaged in such home occupation maintains a principal licensed office in an area permitting such activity as a principal use. 15. No listing or advertising of the address of such home occupation for business purposes is permitted including display ads in telephone, business and city directories and in newspapers and magazines. The telephone number and address may be listed on business cards. 16. The term of any permit shall be for one year, or for such other period as shall be authorized by the city council. 17. It shall be a condition of any permit hereunde r that the applicant shall agree that, in the event of amendment of this section to prohibit such or any home occupation in a zone in which the same is situated, that such home occupation shall not have the status of nonconforming use, and may be eliminated forthwith without provision for extended liquidation or amortization. 151 18. Prior to permit approval, the premises shall be inspected to determine compliance with all limitations and requirements, particularly subsection (D)(12) of this section. 152 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0732 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of November 17, 2020 December 15, 2020 Planning Commission Tentative Future Agenda Items Recommended Action: Receive and file the December 15, 2020 Planning Commission tentative future agenda items. Attachment: 1. Planning Commission December 15, 2020 Tentative Future Agenda Respectfully Submitted by: Beverly Tuazon, Administrative Assistant Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™153 \\CHB-FS-01\Vol1\B95\CD\PC\Future Items\Tent. Future Agendas\Planning Commission Tentative Agenda for 12-15-20.docx Revised 11/12/2020 1:23 PM Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach December 15, 2020 Regular Meeting 6:00 P.M. Project Title Public Notice Meeting Date  2629 Manhattan Avenue – Conditional Use Permit for roof mounted wireless (Verizon) 12/3/20 12/15/20  1101 Aviation Boulevard – Conditional Use Permit Amendment for Spumoni Trattoria & Pizzeria 12/3/20 12/15/20  160 Lyndon Street – Conditional Use Permit Amendment for an existing condominium 12/3/20 12/15/20  Introduction to Housing Element Update n/a 12/15/20 Upcoming and Pending Projects  911 1st Street – Zone and General Plan Amendment, Precise Development Plan and Planned Unit Development for multiple unit condominium project  City Yard – Precise Development Plan, Conditional Use Permit, and Environmental Review 154