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HomeMy WebLinkAbout2018-04-17 PC AGENDAPlanning Commission City of Hermosa Beach Regular Meeting Agenda - Final City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Council Chambers7:00 PMTuesday, April 17, 2018 1 April 17, 2018Planning Commission Regular Meeting Agenda - Final Note: No Smoking Is Allowed in The City Hall Council Chambers 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.hermosabch.org. 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 a.m. - 6:00 p.m. 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 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 3/21/2024 2 April 17, 2018Planning 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 18-0252 Approval of the March 20, 2018 Planning Commission Action Minutes Recommendation:To approve the Planning Commission action minutes of the March 20, 2018 regular meeting. 6. Resolution(s) for Consideration - None REPORT 18-0250 Information Only: Public Hearing Notices and Projects Zoning Map *************************************************************************************************************** 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 Page 3 City of Hermosa Beach Printed on 3/21/2024 3 April 17, 2018Planning Commission Regular Meeting Agenda - Final HEARING 7.REPORT 18-0255 HEARING TO REVIEW THE POLICIES AND PROCEDURES FOR SCREENING FALSE ID’S AND UNDERAGE DRINKING BY STAFF AND MANAGEMENT AT ABIGAIL’S/ALTA LOCATED AT 1301 MANHATTAN Recommendation:To accept the measures taken as sufficient to address the problem and bring this review to conclusion. Section III Public Hearing 8.REPORT 18-0249 TEXT 18-1 - Text Amendment to Hermosa Beach Municipal Code, Chapter 17, to Establish Local Standards for State Mandated Accessory Dwelling Units (ADUs) in Residential Zones Recommendation:Continue to May 15, 2018 the Public Hearing regarding a proposed Text Amendment to Hermosa Beach Municipal Code, Chapter 17, to establish local standards for State mandated Accessory Dwelling Units (ADUs) in residential zones. 9.REPORT 18-0251 CON 17-8, PDP 17-8, VTPM #82004 - Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 82004 for a two-unit attached condominium project at 634 5th Street, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:Adopt the attached resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map No. 82004 for a two-unit attached condominium project at 634 5th Street, subject to conditions, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Page 4 City of Hermosa Beach Printed on 3/21/2024 4 April 17, 2018Planning Commission Regular Meeting Agenda - Final 10.REPORT 18-0253 Conditional Use Permit Amendment 17-4,Precise Development Plan 17-11, and Parking Plan Amendment 17-3 to allow a cumulative approximately 26,000 gross sq. ft. addition in conjunction with a religious institution (Hope Chapel) to include a worship and congregation hall, meeting spaces, fellowship space and youth center at an existing approximately 35,000 sq. ft. building for a total of approximately 61,000 gross sq. ft. located at 2420 Pacific Coast Highway and use of an alternative property corner point elevation for purposes of determining building height, with less than required parking based on shared parking with parking lots at 950 Artesia Boulevard and 2306, 2420 and 2510 Pacific Coast Highway; and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:Adopt the attached resolutions approving the Conditional Use Permit (CUP 17-4) Amendment and Precise Development Plan (PDP 17-11) at 2420 Pacific Coast Highway (PCH) Hope Chapel church with incidental live entertainment and a Parking Plan Amendment (PARK 17-3) at 950 Artesia Blvd. and 2306, 2420 and 2510 PCH, subject to conditions, and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). Section IV 11. Staff Items a.REPORT 18-0246 Verbal Report on City Council Actions b.REPORT 18-0247 Verbal Status Report on Major Planning Projects c.18-0240 TENTATIVE FUTURE AGENDA ITEMS Recommendation:To receive and file the tentative future agenda items. d.REPORT 18-0248 Community Development Department Activity Report of February, 2018 Recommendation:To receive and file the February, 2018 Community Development Department activity report. 12. Commissioner Items a. Discussion to establish policy for meeting duration 13. Adjournment Page 5 City of Hermosa Beach Printed on 3/21/2024 5 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0252 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of April 17, 2018 Approval of the March 20, 2018 Planning Commission Action Minutes Recommended Action: To approve the Planning Commission action minutes of the March 20, 2018 regular meeting. Attachment: 1. March 20, 2018 Planning Commission action minutes Respectfully Submitted by: Gina Konrad, Administrative Assistant Concur: Kim Chafin, Planning Manager Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™6 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 Peter Hoffman Michael Flaherty 7:00 PM Council ChambersTuesday, March 20, 2018 1. Call to Order 2. Pledge of Allegiance 3. Roll Call Commissioner Michael Flaherty, Commissioner Peter Hoffman, Commissioner Marie Rice, and Chairperson Rob Saemann Present 4 - David PedersenAbsent1 - Also Present: Ken Robertson, Community Development Director Lauren Langer, Assistant City Attorney Kim Chafin, Planning Manager Nicole Ellis, Associate Planner Kathy Khang, Assistant Planner Yuritzy Randle, Assistant Planner Bob Rollins, Building and Code Enforcement Official 4. Oral / Written Communications Section I CONSENT CALENDAR 5.REPORT 18-0155 Approval of the February 20, 2018 Planning Commission Action Minutes Action Minutes of 2/20/18Attachments: ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Flaherty to approve the action minutes of the February 20, 2018 regular meeting. Page 1City of Hermosa Beach DRAFT7 March 20, 2018Planning Commission Action Minutes - Draft The motion carried by the following vote: Ayes: (4) - Commissioners Flaherty, Hoffman, Rice and Chairperson Saemann Noes: None Absent: (1) - Commissioner Pedersen 6. Resolution(s) for Consideration - None REPORT 18-0187 Information Only: Public Hearing Notices and Projects Zoning Map Public Notices Zoning Map Attachments: *************************************************************************************************************** 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. *************************************************************************************************************** 7.REPORT 18-0192 RECEIVE REPORT FOR SEMI-ANNUAL ON-SALE ALCOHOLIC BEVERAGE CUP REVIEW PROCESS 1. Combined Statistics for Code Enforcement and Fire Protection July 1 - December 31, 2017 2. Combined Statistics for Code Enforcement and Fire Protection January 1 - June 30, 2017 3. Procedure for Review of On-Sale Alcoholic Beverage Conditional Use Permit, revised 10/10/17 4. Police Statistics, January 1 to June 30, 2017 5. Police Statistics, July to December 2016 6. Summary page from January 1 to June 30, 2017 Staff Report 7. 1301Manhattan CUP.pdf 8. 1301 Manhattan ABC-Abigaile.pdf Attachments: Coming forward to speak: Jed Sanford ACTION: Motion by Commissioner Rice and seconded by Chairperson Saemann to receive the semi-annual report and schedule a review of Abigaile's/Alta House at the recommendation of Police Chief, Sharon Papa. The motion carried by the following vote: Ayes: (4) - Commissioners Flaherty, Hoffman, Rice and Chairperson Saemann Noes: None Page 2City of Hermosa Beach DRAFT8 March 20, 2018Planning Commission Action Minutes - Draft Absent: (1) - Commissioner Pedersen Section II PUBLIC HEARING 8.REPORT 18-0186 TEXT 18-1 - Text Amendment to Hermosa Beach Municipal Code, Chapter 17, to Establish Local Standards for State Mandated Accessory Dwelling Units (ADUs) in Residential Zones HCD Technical Assistance Memo Regarding Accessory Dwelling Units Attachments: ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Flaherty to continue the public hearting to April 17, 2018. The motion carried by the following vote: Ayes: (4) - Commissioners Flaherty, Hoffman, Rice and Chairperson Saemann Noes: None Absent: (1) - Commissioner Pedersen 9.REPORT 18-0191 (CUP 18-2) -- Conditional Use Permit 18-2- A request for a limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use located at 507 Pier Avenue (proposed True North Cryo), and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Proposed Approval Resolution Plans True North Cryo Business Summary Impact Cryotherapy Article and Specifications Hocatt Ozone Sauna Specifications Normatec Compression Therapy Boots Package Oxygen Bar Information Legal Posters and Radius Map.pdf Supplemental - added @5:40pm on 3/15/18 Supplementals - added @ 8:20am, 3/19/18 Attachments: Coming forward to speak: Lily Dionne Therese DaVas ACTION: Motion by Commissioner Flaherty and seconded by Commissioner Rice to adopt the resolution approving the Conditional Use Permit #18-2, a request for a limited health and fitness ancillary to a new retail and personal service cryotherapy use located at 507 Pier and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). The motion carried by the following vote: Page 3City of Hermosa Beach DRAFT9 March 20, 2018Planning Commission Action Minutes - Draft Ayes: (4) - Commissioners Flaherty, Hoffman, Rice and Chairperson Saemann Noes: None Absent: (1) - Commissioner Pedersen 10.REPORT 18-0188 CON 18-3, PDP 18-7, VTPM #78251 - Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 78251 for a two-unit detached condominium project at 945 15th Street, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). 1. Draft Resolution 2. Existing Site Photograph 3. Applicant Submittal 4. Poster Verification Attachments: Coming forward to speak: Keith Muller ACTION: Motion by Commissioner Flaherty and seconded by Commissioner Rice to adopt the resolution approving the Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 78251 for a two-unit detached condominium project at 945 - 15th Street, subject to conditions and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). The motion carried by the following vote: Ayes: (4) - Commissioners Flaherty, Hoffman, Rice and Chairperson Saemann Noes: None Absent: (1) - Commissioner Pedersen 11.REPORT 18-0189 S-21 #30 -- DETERMINE THAT THE PROPERTY IS A CONVEX SLOPING LOT AND MAY USE ALTERNATE SPOT ELEVATIONS RATHER THAN PROPERTY CORNER ELEVATIONS ALONG THE NORTH AND SOUTH PROPERTY LINES FOR THE PURPOSES OF DETERMINING BUILDING HEIGHT AT 821 LOMA DRIVE 1. Site Photos 2. Map of Nearby Convex Slope Determinations 3. Applicant Submittal 4. Poster Verification Attachments: Page 4City of Hermosa Beach DRAFT10 March 20, 2018Planning Commission Action Minutes - Draft Coming forward to speak: Mark Trotter Jim Rosenberger Sherry Rosenberger ACTION: Motion by Commissioner Flaherty and seconded by Commissioner Rice by minute order to approve the request determining the property to be a convex sloping lot and therefore may use alternative spot elevations with the exclusion of areas where fill soils are present toward the middle of the property. The motion carried by the following vote: Ayes: (3) - Commissioners Flaherty, Rice and Chairperson Saemann Noes: None Absent: (1) - Commissioner Pedersen Recuse: (1) - Commissioner Hoffman Section III HEARING Section IV 12. Staff Items REPORT 18-0153 a.Verbal Report on City Council Actions REPORT 18-0154 b.Verbal Status Report on Major Planning Projects c.REPORT 18-0190 April 17, 2018 Planning Commission Tentative Future Agenda Items Planning Commission Tentative Agenda 4-17-18Attachments: ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Rice to receive and file the April 17, 2018 Planning Commission tentative future agenda items. The motion carried by the following vote: Ayes: (4) - Commissioners Flaherty, Hoffman, Rice and Chairperson Saemann Noes: None Absent: (1) - Commissioner Pedersen d.REPORT 18-0157 Community Development Department Activity Report of January, 2018 2018 Jan Activity Report - CD.pdfAttachments: Page 5City of Hermosa Beach DRAFT11 March 20, 2018Planning Commission Action Minutes - Draft ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Flaherty to receive and file the January, 2018 Community Development Department activity report. The motion carried by the following vote: Ayes: (4) - Commissioners Flaherty, Hoffman, Rice and Chairperson Saemann Noes: None Absent: (1) - Commissioner Pedersen 13. Commissioner Items a. Discussion to establish policy for meeting duration The commission agreed to continue this item to the next meeting when Commissioner Pedersen is present for the discussion. 14. Adjournment The meeting was adjourned at 8:57pm by Chairperson Saemann. The next scheduled meeting of the Planning Commission is Tuesday, April 17, 2018. Page 6City of Hermosa Beach DRAFT12 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0250 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of April 17, 2018 Information Only: Public Hearing Notices and Projects Zoning Map Attachments: 1.Public Notices 2.Projects Zoning Map City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™13 Easy Reader Run Date: April 5, 2018 DISPLAY Acct: 7010-2110 City of Hermosa Beach PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public hearing on Tuesday, April 17, 2018 to consider the following: 1. Hearing to review the policies and procedures for screening false ID’s and underage drinking by staff and management at Abigaile’s/Alta located at 1301 Manhattan. 2. Conditional Use Permit Amendment 17-4,Precise Development Plan 17-11, and Parking Plan Amendment 17-3 - to allow a cumulative approximately 26,000 gross sq. ft. addition in conjunction with a religious institution (Hope Chapel) to include a worship and congregation hall, meeting spaces, fellowship space and youth center at an existing approximately 35,000 sq. ft. building for a total of approximately 61,000 gross sq. ft. located at 2420 Pacific Coast Highway and use of an alternative property corner point elevation for purposes of determining building height, with less than required parking based on shared parking with parking lots at 950 Artesia Boulevard and 2306, 2420 and 2510 Pacific Coast Highway; and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). 3. 634 5th Street—Conditional Use Permit 17-8, Precise Development Plan 17-8 and Vesting Tentative Parcel Map No. 82004 for a 2-unit condominium and determination that the project is categorically exempt from the California Environmental Quality Act 4. A text amendment, Text 18-1, to the Hermosa Beach Municipal Code, Chapter 17 Zoning, to establish local standards for State mandated Accessory Dwelling Units (ADUs) in residential zones. SAID PUBLIC HEARINGS shall be held at 7:00 P.M., or as soon thereafter as the matter may be heard, in the City Council Chambers, City Hall, 1315 Valley Drive, Hermosa Beach, CA 90254. ANY AND ALL PERSONS interested are invited to participate and speak at these hearings at the above time and place. For inclusion in the agenda packet to be distributed, written comments of interested parties should be submitted to the Community Development Department, Planning Division, in care of City Hall at 1315 Valley Drive, Hermosa Beach, CA 90254 prior to Thursday, April 12, 2018 at 12:00 noon. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Community Development Department, Planning Division, at, or prior to, the public hearing. FOR FURTHER INFORMATION, please contact the Community Development Department, Planning Division, at (310) 318-0242 or fax to (310) 937-6235. The Department is open from 7:00 a.m. to 6:00 p.m. Monday through Thursday. Please contact a staff planner to discuss subject project on the Planning Commission agenda. A copy of the staff report(s) in the Planning Commission packet will be available for public review at the end of the business day on Thursday, April 12, 2018, at the Hermosa Beach Police Department, Public Library, and on the City’s website at www.hermosabch.org. Relevant Municipal Code sections are also available on the website. Elaine Doerfling City Clerk f:\b95\cd\notice (legal ad)\2018\planning commission\pc04-17-18 14 ZONING DESIGNATIONS R-1 ONE FAMILY RESIDENTIAL R-1A LIMITED ONE-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 NEIGHBORHOOD COMMERCIAL C-2 RESTRICTED COMMERCIAL C-3 GENERAL 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 USES) SPA SPECIFIC PLAN AREA (COMMERCIAL USES) Projects Zoning MapPlanning Commission Meeting April 17, 2018 2420 Pacific Coast HwyHope ChapelCUP Amendment and PDP Zone: C-3 634 5th St2 Unit CondoZone: R-2 1301 Manhattan AveAbigaile's and AltaReview Policies for False IDsand Underage DrinkingZone: C-2 Note: Text Amendment (TA) regarding accessory dwelling units (public hearing)affects properties citywide 15 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0255 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of April 17, 2018 HEARING TO REVIEW THE POLICIES AND PROCEDURES FOR SCREENING FALSE ID’S AND UNDERAGE DRINKING BY STAFF AND MANAGEMENT AT ABIGAIL’S/ALTA LOCATED AT 1301 MANHATTAN Recommended Action: To accept the measures taken as sufficient to address the problem and bring this review to conclusion. Background: Based on the recommendation of the Police Chief, the Commission scheduled this matter to allow presentation and evaluation of the policies and procedure implemented by the business to address to screen false ID’s and prevent underage drinking. As previously reported, nine incidents of concern were reported at one location; Abigail’s/Alta House, specifically on12/29/17, nine misdemeanor citations/reports were issued (Possession/Use False ID of Age or Minor in Possession of Alcohol). These citation and corrective measures taken since should be the major point of discussion with Abigail’s/Alta House management. The Police Department has since met with management of Alta House after the citations were issued to review their security plans and practices for screening patrons. This type of communication is done on a regular basis with any establishment where an incident at their location causes concern. The purpose of bringing the issue to the attention of management/ownership is to ensure they are aware of incidents at their location so they are better able to take necessary corrective measures. The establishment was not cited for “minor in possession of alcohol” as the false identification presented to them was not immediately identifiable as false. Police officers later determined the identifications were not legitimate. The Chief of Police determined that each of the citations did not rise to the level of a “serious crime on premises indicative of lack of security,” and instead counted these citations as one incident against the establishment. Analysis: City of Hermosa Beach Printed on 5/3/2022Page 1 of 2 powered by Legistar™16 Staff Report REPORT 18-0255 The owner of Abigail’s/Alta House has provided the attached letter describing measures taken and discussed with the Police Department that he is committed to incorporating into the regular practices at this business. The Police Department believes these measures satisfy their concerns and recommends no further action related to this establishment. Police Department and Code Enforcement will continue to monitor this establishment practices to ensure of their continued commitment. Attachments: 1. CUP and ABC license for 1301 Manhattan Ave 2. March 20 staff report and attachments Respectfully Submitted by: Ken Robertson, Community Development Director Concur: Kim Chafin, Planning Manager City of Hermosa Beach Printed on 5/3/2022Page 2 of 2 powered by Legistar™17 18 19 20 21 22 23 24 25 26 27 28 29 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of March 20, 2018 RECEIVE REPORT FOR SEMI-ANNUAL ON-SALE ALCOHOLIC BEVERAGE CUP REVIEW PROCESS Recommended Action: Receive the semi-annual report and schedule a review of Abigaile’s/Alta House at the recommendation of the Chief of Police. Based on the information in the report presented to the Commission on February 20, 2018, Chief Papa is recommending that Abigaile’s/Alta House have their Conditional Use Permit reviewed by Planning Commission due to an incident surrounding nine citations (7 False ID / 2 Minor in possession of alcohol) that were issued to patrons in their establishment. The Chief is requesting the Planning Commission discuss the corrective measures the establishment has initiated to address those issues. No other establishment has reached the “Standard Initiating Planning Commission Review.” Background: Since 2014 the semi-annual reviews of on-sale alcoholic beverage establishments includes the two-step process of providing an informational report before scheduling a hearing. Recent changes to the process and reporting for this review, recommended by the Planning Commission, were approved by the City Council in September 2017. Therefore, while this report continues to follows the approach established in 2014, a second report covering the first four months of this year will be presented in June, and a third in October. Analysis: Police Reports: The Hermosa Beach Police Department and the FBI consider assaults, sexual assaults and narcotics violations as ‘serious crime.” With this in mind and with the agreement of the Planning Commission, two (2) incidents of “Serious Crime on Premises Indicative of Lack of Adequate Security” is the established threshold number to trigger a CUP review. That said, the municipal code 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 7/1/2017 and 12/31/2017, there were 10 reports or calls to the Hermosa Beach Police Department File #:REPORT 18-0192,Version:1 City of Hermosa Beach Printed on 4/2/2018Page 1 of 4 powered by Legistar™30 File #:REPORT 18-0192,Version:1 that could be considered a serious crime indicative of lack of adequate security. ·Nine of these incidents occurred at one location, Abigail’s/Alta House: o On 12/29/17, nine misdemeanor citations/reports were issued (Possession/Use False ID of Age or Minor in Possession of Alcohol). These citation and corrective measures taken since should be the major point of discussion with Abigail’s/Alta House management. The Police Department met with management of Alta House after the citations were issued to review their security plans and practices for screening patrons. This type of communication is done on a regular basis with any establishment where an incident at their location causes concern. The purpose of bringing the issue to the attention of management/ownership is to ensure they are aware of incidents at their location so they are better able to take necessary corrective measures. Establishment staff were not cited for “minor in possession of alcohol” as the false identification presented to them was not immediately identifiable as false. Police officers later determined the identifications were not legitimate. The Chief of Police determined the citations did not rise to the level of a “serious crime on premises indicative of lack of security,” and instead will be counting these citations as one incident against the establishment. ·The final incident occurred at Hennessey’s when a member of the security staff struck a patron and took his cell phone. The owner of the establishment was contacted by Police Management to ensure he was aware of the incident and can address the actions of the employee independent from our criminal investigation. This incident is counted against the establishment. There were four reported assaults during this reporting period, none of which were determined to be a CUP violation. ·Officers responded and took a report at Alta House regarding a physical fight between customers, where security intervened and removed the parties from the establishment. ·Baja Sharkeez had a report of an assault where a victim accused the suspects of stealing property and the suspects struck and injured the victim before fleeing the location. ·At Fritto Misto a customer physically assaulted an employee during an argument over the bill. ·The final reported assault was at the Lighthouse but upon investigation by detectives (including review of video), it was determined to be an accident where the intoxicated subject fell and struck his head. In July, a sexual assault was reported when an employee was a victim of a sexual battery at Patrick Molloy’s. The suspect was a customer who physically grabbed the employee over her clothing. The victim reported the incident to her employer and later filed a police report documenting the assault. The incident was reviewed by the Police Chief and determined that it was not indicative of lack of adequate security. The Police Department contacted management regarding this incident and discussed their response should a similar incident occur. During this review period, the Chief of Police met with the three establishments that have historically drawn large crowds to Pier Plaza: American Junkie, Patrick Malloy’s, and Sharkeez. Chief Papa emphasized the importance of each establishment maintaining vigilant security practices and procedures, as well as providing regular training and reinforcement of Responsible Beverage Service practices by their employees. City of Hermosa Beach Printed on 4/2/2018Page 2 of 4 powered by Legistar™31 File #:REPORT 18-0192,Version:1 ABC Activity: The Hermosa Beach Police Department participates in a tri-city (Hermosa Beach, Manhattan Beach and El Segundo) grant with Alcohol Beverage Control. This grant provides funding, which allows 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. During this reporting time frame, the Alcohol Beverage Control (ABC) Department did not issue any citations independently outside of the tri-city taskforce. Occupant Load: The threshold to trigger review is one (1). The Fire Department routinely checks on-sale establishments and reports there were no occupant load violations recorded during the review period. We are working with the Los Angeles County Fire Department to organize routine patrols and start a data base for inclusion in future reports. Occupant load inspections are conducted as routine Code Enforcement reviews of late night establishments. Community Development has added, as of July 1, 2017, a Fire Inspector/Code Enforcement Officer. Jim Heenan, formerly of HBFD, has forty years’ experience as Fire Chief, Arson Investigator and Fire Captain. As part of our Code Enforcement team, he is helping to train other staff members in the fire-safety aspects of overcrowding, exiting and other common concerns with late night alcohol serving establishments. The presence of Code Enforcement and HBPD efforts has resulted in few warnings being issued. Warnings typically are issued when a place of business appears to or has been counted and confirmed to be close to its posted occupant load. Combined statistics for Code Enforcement and Fire Prevention Statistical Data Relating to Business Checks of Alcohol Serving Establishments July1 through December31, 2017 is contained in Attachment #1, with the last reporting period report as Attachment #2 Code Enforcement/Violation of CUP Conditions: Violations that are both a code violation and a CUP violation are only counted once. Code Enforcement issued four citations in the reporting period. On July 22, American Junkies was cited for removal of chairs from a dining area, a CUP violation and on July 24, a citation for a run-off pollution violation from trash bags dumped behind the business. On October 2, Patrick Molloy’s was cited for removing approved furniture and a dividing wall and replacing them with tables and chairs, a CUP violation. On October 19, Sharkeez was cited for a Pier Plaza noise violation, amplified music heard 80’ away.While several businesses received warnings, policy is to request compliance prior to issuing a Citation during a single shift. Businesses required to submit their food to alcohol sales ratio reports per conditions in their CUPs must continue to do so and 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 their reports. 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 City of Hermosa Beach Printed on 4/2/2018Page 3 of 4 powered by Legistar™32 File #:REPORT 18-0192,Version:1 Planning Commission for a CUP review and potentially for a subsequent modification/revocation hearing.” Summary: The data relating to the Semi-Annual Review criteria is summarized below for specific businesses. Process Criteria Statistics for All Businesses Criteria Summary of All Businesses Violation of Operating Hours 0 ABC Violations (underage serving, violation of hours, etc.0 Overcrowding Citation 0 Serious Crime on Premises indicative of Lack of Adequate Security 2 crime reports Criminal Citation of Staff while Working/on Premises 0 Noise Citation 1 Outdoor Encroachment Permit Violation 0 Building Code Violation (incl. remodeling without permit)1 Health Department Violation 1 Sign Ordinance Violation 0 NPDES Violation 1 Violation of any CUP Condition**2 *There were four assault reports; however only one (Hennessey’s) was a result of Lack of Adequate Security. ** Most Code violations are also CUP violations and are not counted twice. Attachments: 1.Combined Statistics for Code Enforcement and Fire Protection July 1 - December 31, 2017 2.Combined Statistics for Code Enforcement and Fire Protection January 1 - June 30, 2017 3.Procedure for Review of On-Sale Alcoholic Beverage Conditional Use Permit, revised 10/10/17 4.Police Statistics, January 1 to June 30, 2017 5.Police Statistics, July to December 2016 6.Summary page from January 1 to June 30, 2017 Staff Report 7.CUP for 1301 Manhattan Avenue 8.ABC License for 1301 Manhattan Avenue City of Hermosa Beach Printed on 4/2/2018Page 4 of 4 powered by Legistar™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 July – December 2017 Statistical Data Relating to Business Checks of Alcohol Serving Establishments: Total Establishment Checks (6 month period) 4267 Average Total Checks Per Month 711.16 Average Total Checks Per Shift 40 Average Checks Per Establishment Per Month 31 *These checks are for: occupancy load, fire exits, floorplans, live entertainment, and overall condition. Business Name Total Checks Jul-Dec North End Bar 149 Abigails / Ocean Bar 115 Saint Rocke 143 Hermosa Saloon 144 Mermaid 229 Hennessey’s Tavern 258 Silvio’s 259 Waterman’s HB 259 The Lighthouse 262 Palmilla 261 Patrick Molloy’s 263 Baja Sharkeez 263 Tower 12 191 American Junkie 263 The Deck 230 Barnacles 90 Hot’s Kitchen 54 Laurel Tavern 121 Dia De Campo 120 The Standing Room 128 Underground 148 Chelsea 146 Suzy’s 141 Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3884 34 C o d e E n f o r c e m e n t C U P R e v i e w January – June 2017 Statistical Data Relating to Business Checks of Alcohol Serving Establishments: Total Establishment Checks (6 month period) 4,671 Average Total Checks Per Month 778.5 Average Total Checks Per Shift 40 Average Checks Per Establishment Per Month 34 *These checks are for: occupancy load, fire exits, floorplans, live entertainment, and overall condition. Business Name Total Checks Jan-Jun North End Bar 164 Abigails / Ocean Bar 122 Saint Rocke 158 Hermosa Saloon 159 Mermaid 283 Hennessey’s Tavern 283 Silvio’s 283 Waterman’s HB 283 The Lighthouse 283 Palmilla 283 Patrick Molloy’s 283 Baja Sharkeez 283 Tower 12 210 American Junkie 283 The Deck 283 Barnacles 97 Hot’s Kitchen 60 Laurel Tavern 132 Dia De Campo 135 The Standing Room 139 Underground 155 Chelsea 153 Suzy’s 157 Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3884 35 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 only 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. This type of system avoids the inherent problems of “point systems” where the standards for assigning values is potentially subjective. 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. While a “rolling process” with a sliding timeframe would be more effective in making the review process truly timely (i.e ., a rolling process would reduce the potential time between apparent CUP violations and the Planning Commission’s review), it would impose an unreasonable demand on City staff for the ongoing monitoring of the relevant data. 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 Criterion (Number of incidents in any 6 months) Violation of Operating Hours 2 ABC Violations (underage serving, violation of hours, etc.) 2 Overcrowding Citation 11 Criminal Citation of Staff while Working/on Premises 2 (a) Serious Crime on Premises indicative of Lack of Adequate Security 2 (a) (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 retains authority to recommend CUP review to Commission at his/her discretion— regardless of number of incidents in any period of time—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. Adopted by City Council 10/10/2017 36 Abigaile's, 1301 Manhattan Avenue 2 0 0 1 0 0 10 0 Akbar, 1101 Aviation Bl 0 0 0 0 0 0 0 0 American Junkie, 68 Pier Plaza 5 1 2 0 0 1 27 1 Baja Sharkeez, 52 Pier Plaza 4 0 1 0 0 0 27 1 Baran's 2239, 502 PCH 0 0 0 0 0 0 0 0 Barnacles, 837 Hermosa Ave 2 0 0 1 0 0 9 0 Beach House, 1300 The Strand 4 0 0 0 0 0 2 0 Boardwalk Fresh Burgers, 1031 Hermosa Ave 0 0 0 0 0 0 0 0 Bottle Inn, 26 22nd St 0 0 0 0 0 0 0 0 Brat and Brau, 1342 Hermosa Ave 0 0 0 0 0 0 0 0 Buona Vita, 439 Pier Ave 0 0 0 0 0 0 0 0 California Sushi & Teriyaki, 429 PCH 0 0 0 0 0 0 0 0 Chef Melba, 1501 Hermosa Av 0 0 0 0 0 0 0 0 Chelsea 1340 Hermosa Ave.0 0 0 0 0 0 2 0 Chipotle Mexican Grill, 1439 PCH 0 0 0 0 0 0 0 0 Comedy & Magic, 1018 Hermosa Ave 0 0 0 0 0 0 0 0 Crème De La Crepe, 424 Pier Ave.0 0 0 0 0 0 0 0 The Deck, 1272 The Strand 1 0 1 0 0 0 2 0 Dia De Campo, 1238 Hermosa Ave 0 0 0 0 0 0 1 0 El Gringo, 2620 Hermosa Ave.1 0 0 0 0 0 0 0 El Pollo Inka, 1100 PCH 0 0 0 0 0 0 13 0 The Establishment, 1332 Hermosa Ave 0 0 0 0 0 0 0 0 Fritto Misto, 316 Pier Ave.0 0 0 0 0 0 0 0 Fusion Sushi, 1200 PCH 1 0 0 0 0 0 1 0 Good Stuff on the Strand, 1286 The Strand 0 0 0 0 0 0 0 0 GreenBelt Restaurant, 36 Pier Plaza 0 0 0 0 0 0 3 0 GuGu Sushi & Rolls, 1121 Aviation Bl.1 0 0 0 0 0 0 1 Hennessey's Tavern, 8 Pier Plaza 0 0 0 0 0 0 25 0 Hermosa Beach Fish Co. 719 Pier Ave 0 0 0 0 0 0 0 0 Hermosa Bch Yacht Club, 66 Hermosa Ave 1 0 1 0 0 0 1 0 Hermosa Pub, 1314 Hermosa Ave 1 0 1 0 0 0 0 0 Hermosa Saloon, 211 Pacific Coast Hwy 2 0 1 0 0 0 10 0 The Hook and Plow, 425 Pier Ave 0 0 0 0 0 0 0 0 Hot's Kitchen 0 0 0 0 0 0 0 0 La Penita, 200 Longfellow 0 0 0 0 0 0 0 0 La Playita, 37 14th St.0 0 0 0 0 0 0 0 Police Reports Disturban ce Calls Drunk in Public Assaults Sexual Assaults 2017 January - June CUP Review Location Narcotics Officer Checks Counted for CUP 37 Laurel Tavern, 1220 Hermosa Ave 0 0 0 0 0 0 0 0 Lighthouse, 30 Pier Plaza 2 0 0 0 0 0 24 0 Marthas 22nd St Grill, 25 22nd St. 1 0 0 0 0 0 0 0 Mediterraneo, 73 Pier Plaza 0 0 0 0 0 0 0 0 Mermaid, 11 Pier Plaza 0 0 0 0 0 0 8 0 Mickey McColgans, 934 Hermosa Ave 0 0 0 0 0 0 0 0 North End Bar, 2626 Hermosa Ave 0 0 0 0 0 0 26 0 Oki Doki Sushi, 442 Pacific Coast Hy 0 0 0 0 0 0 0 0 Paisano's, 1132 Hermosa Ave 1 0 0 0 0 0 0 0 Palmilla Cocina y Tequila, 39 Pier Plaza 0 0 0 0 0 0 4 0 Patrick Malloy's, 50 Pier Plaza 3 0 0 0 0 0 31 0 Pedone's Pizza, 1332 Hermosa Ave 0 0 0 0 0 0 0 0 Playa Hermosa Fish and Oyster, 19 Pier Plaza 0 0 0 0 0 0 0 0 Poulet Du Jour, 233 PCH 0 0 0 0 0 0 0 0 Ragin Cajun (Thai Top), 337 Pier Ave 0 0 0 0 0 0 0 0 Rockefeller, 420-422 Pier Ave 0 0 0 0 0 0 0 0 Rok Sushi, 1200 Hermosa Ave 2 0 1 0 0 0 0 0 Rosa's Restaurant, 322 PCH 0 0 0 0 0 0 0 0 Round Table Pizza, 2701 PCH 0 0 0 0 0 0 0 0 Sabra Beirut Mix, 500 PCH 0 0 0 0 0 0 0 0 Saint Rocke, 142 Pacific Coast Hwy 0 0 0 0 0 0 9 0 Scotty's, 1100 The Strand 1 0 0 0 0 0 3 0 Silvio's BBQ , 20 Pier Plaza 0 0 0 0 0 0 0 0 The Spot, 110 2nd St 0 0 0 0 0 0 0 0 The Standing Room, 1320 Hermosa Ave 0 0 0 0 0 0 3 0 Steak & Whiskey, 117 Pier Ave.0 0 0 0 0 0 0 0 Suzy's Bar & Grill, 1141 Aviation Blvd 0 0 0 0 0 0 9 0 Tammies Corner House Café, 190 Hermosa Ave 0 0 0 0 0 0 0 0 Tower 12, 53 Pier Pz.2 0 0 0 0 0 3 0 Umami Burger, 1040 Hermosa Ave 0 0 0 0 0 0 0 0 Uncle Stavros Café, 201 Hermosa Ave 0 0 0 0 0 0 0 0 Uncorked, 302 Pier Ave 0 0 0 0 0 0 0 0 The Underground, 1334 Hermosa Ave 1 0 1 0 0 0 13 0 Watermans, 22 Pier Plaza 0 0 0 0 0 0 20 0 Wildflower Boston Pizza, 2512 PCH 0 0 0 0 0 0 0 0 Zane's, 1150 Hermosa Ave 1 0 1 0 0 0 0 0 Totals 39 1 10 2 0 1 286 3 Counted for CUPLocation Police Reports Disturban ce Calls Drunk in Public Assaults Sexual Assaults Narcotics Officer Checks 38 Abigaile's (Ocean/Alta House), 1301 Manhattan Avenu15 2 2 1 0 0 12 1Akbar, 1101 Aviation Bl 0 0 0 0 0 0 0 0American Junkie, 68 Pier Plaza 1 0 0 0 0 0 40 0Baja Sharkeez, 52 Pier Plaza 13 0 8 1 0 0 38 0Baran's, 502 Pacific Coast Hwy 0 0 0 0 0 0 0 0Barnacles, 837 Hermosa Ave 0 0 0 0 0 0 13 0Beach House, 1300 The Strand 4 0 1 0 0 0 10 0Boardwalk Fresh Burgers, 1031 Hermosa Ave 0 0 0 0 0 0 1 0Bottle Inn, 26 22nd St 1 0 0 0 0 0 0 0Buona Vita, 439 Pier Ave 0 0 0 0 0 0 0 0Brat & Brau, 1342 Hermosa Ave. 0 0 0 0 0 0 0 0California Sushi & Teriyaki, 429 PCH 0 0 0 0 0 0 1 0Chef Melba, 1501 Hermosa Ave. 0 0 0 0 0 0 0 0Chelsea  1340 Hermosa Ave. 1 0 1 0 0 0 7 0Chipotle Mexican Grill, 1439 PCH 0 0 0 0 0 0 0 0Comedy &  Magic, 1018 Hermosa Ave 0 0 0 0 0 0 0 0Crème De La Crepe, 424 Pier Ave. 0 0 0 0 0 0 0 0The Deck, 1272 The Strand 0 0 0 0 0 0 5 0Dia De Campo, 1238 Hermosa Ave 0 0 0 0 0 0 0 0El Gringo, 2620 Hermosa Ave. 0 0 0 0 0 0 0 0El Pollo Inka, 1100 PCH 0 0 0 0 0 0 6 0Fritto Misto, 316 Pier Ave. 1 0 0 1 0 0 0 0Fusion Sushi, 1200 PCH 0 0 0 0 0 0 0 0Good Stuff on the Strand, 1286 The Strand 0 2 0 0 0 0 0 0GreenBelt Restaurant,  36 Pier Plaza 1 0 0 0 0 0 0 0GuGu Sushi & Rolls, 1121 Aviation Bl. 0 0 0 0 0 0 0 0Hennessey's Tavern, 8 Pier Plaza 3 0 0 0 0 0 28 1Hermosa Beach Fish Co. 719 Pier Ave 0 0 0 0 0 0 0 0Hermosa Bch Yacht Club, 66 Hermosa Ave 0 0 0 0 0 0 1 0Hermosa Pub, 1314 Hermosa Ave. 0 0 0 0 0 0 0 0Hermosa Saloon, 211 Pacific Coast Hwy 0 0 0 0 0 0 22 0The Hook and Plow, 425 Pier Ave 0 0 0 0 0 0 0 0Hot's Kitchen 1 0 0 0 0 0 1 0La Penita, 200 Longfellow Ave.00 000000La Playita, 37 14th St. 0 0 0 0 0 0 0 0Laurel Tavern, 1220 Hermosa Ave. 1 0 0 0 0 0 4 02017 July ‐ December CUP 6 Month ReviewLocationPolice ReportsDisturbance Calls Drunk in PublicAssaults Sexual AssaultsNarcotics Officer ChecksCounted for CUP39 Lighthouse, 30 Pier Plaza 2 0 0 1 0 0 30 0Locale 90 Neapolitan Pizzeria, 1040 Hermosa Ave. 0 0 0 0 0 0 0 0Marthas 22nd St Grill, 25 22nd St. 00 000000Mediterraneo, 73 Pier Plaza 0 0 0 0 0 0 0 0Mermaid, 11 Pier Plaza 0 0 0 0 0 0 3 0North End Bar, 2626 Hermosa Ave 0 0 0 0 0 0 44 0Oki Doki Sushi, 442 Pacific Coasy Hy 0 0 0 0 0 0 0 0Paisano's, 1132 Hermosa Ave 0 0 0 0 0 0 1 0Palmilla Cocina y Tequila, 39 Pier Plaza 0 0 0 0 0 0 1 0Patrick Malloy's, 50 Pier Plaza 6 1 2 0 1 0 31 0Pedone's  Pizza, 1332 Hermosa Ave 1 0 1 0 0 0 0 0Playa Hermosa, 19 Pier Ave. 0 0 0 0 0 0 0 0Poulet Du Jour, 233 PCH 0 0 0 0 0 0 0 0Radici, 934 Hermosa Ave #7, 8, 9 10 0 0 0 0 0 0 0 0Ragin Cajun, 337 Pier Ave. 0 0 0 0 0 0 0 0The Rockefeller, 420‐422 Pier Ave. 0 0 0 0 0 0 0 0Rok Sushi, 1200 Hermosa Ave 0 0 0 0 0 0 0 0Rosa's Restaurant, 322 PCH 0 0 0 0 0 0 0 0Round Table Pizza, 2701 PCH 0 0 0 0 0 0 0 0Sabra Beirut Mix, 500 PCH 0 0 0 0 0 0 0 0Saint  Rocke, 142 Pacific Coast Hwy 1 0 0 0 0 0 20 0Scotty's, 1100 The Strand 0 0 0 0 0 0 1 0Silvio's BBQ , 20 Pier Plaza 0 0 0 0 0 0 0 0The Spot, 110 2nd St 0 0 0 0 0 0 0 0The Standing Room, 1320 Hermosa Ave 0 0 0 0 0 0 6 0Steak & Whiskey, 117 Pier Ave. 0 0 0 0 0 0 0 0Suzy's Bar & Grill, 1141 Aviation Blvd 0 0 0 0 0 0 14 0Tower 12, 53 Pier Plaza 3 0 1 0 0 0 13 0Uncle Stavros Café, 201 Hermosa Ave 0 0 0 0 0 0 0 0Uncorked, 302 Pier Ave 0 0 0 0 0 0 0 0The Underground, 1334 Hermosa Ave 0 0 0 0 0 0 19 0Watermans, 22 Pier Plaza 3 0 0 0 0 0 25 0Wildflower Boston Pizza, 2512 PCH 0 0 0 0 0 0 0 0Zane's, 1150 Hermosa Ave 0 0 0 0 0 0 0 0Totals 58 5 16 4 1 0 397 2Sexual AssaultsNarcotics Officer ChecksCounted for CUPLocationPolice ReportsDisturbance Calls Drunk in PublicAssaults 40 Summary from January to June 30, 2017 Summary and Recommendations: The data relating to the Semi-Annual Review criteria is summarized in Attachment 2 for specific businesses. Process Criteria Statistics for All Businesses Criteria Summary of All Businesses Violation of Operating Hours 0 ABC Violations (underage serving, violation of hours, etc. 2 Overcrowding Citation 0 Serious Crime on Premises indicative of Lack of Adequate Security 0 crime reports Criminal Citation of Staff while Working/on Premises 0 Noise Citation 0 Outdoor Encroachment Permit Violation 0 Building Code Violation (incl. remodeling without permit) 0 Health Department Violation 1 Sign Ordinance Violation 0 NPDES Violation 0 Violation of any CUP Condition** 2 *There were 2 assaults; however none are indicative of Lack of Adequate Security. ** Most Code violations are also CUP violations and are not counted twice. 41 42 43 Behavioral Health Services, Inc. (BHS/NCADD) Responsible Beverage Service (RBS) Training Tuesday, May 1, 2018 10:00 a.m. – 2:00 p.m. Hermosa Beach City Council Chambers 1315 Valley Drive, Hermosa Beach RSVP required by April 26, 2018 to reserve your seat RBS training is FREE to all Alcohol Beverage Control (ABC) retail licensees, their managers, and employees RBS Training includes: - Instruction on checking various forms of identification; - Techniques for early identification and prevention of alcohol related problems; - How to refuse illegal service to intoxicated and/or underage patrons; - Facts about your criminal, civil, and ABC liability; - An update on California and local alcohol related laws and policies This RBS training is comparable to the LEADS training offered by the California Department of Alcohol and Beverage Control (ABC). Certificates will be provided to participants who complete the 4-hour training. To RSVP email Heather Longridge at hlongridge@bhs-inc.org or call (310) 328-1460 ~ Refreshments will be served ~ 44 45 46 47 48 49 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0249 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of April 17, 2018 TEXT 18-1 - Text Amendment to Hermosa Beach Municipal Code, Chapter 17, to Establish Local Standards for State Mandated Accessory Dwelling Units (ADUs) in Residential Zones Applicant: City of Hermosa Beach Community Development Department 1315 Valley Drive Hermosa Beach, CA 90254 Recommended Action: Continue to May 15, 2018 the Public Hearing regarding a proposed Text Amendment to Hermosa Beach Municipal Code, Chapter 17, to establish local standards for State mandated Accessory Dwelling Units (ADUs) in residential zones. Summary: In 2017 a new state law went into effect regarding the regulation of Accessory Dwelling Units (ADUs), and the state made clarification amendments in January 2018. This new state law supersedes the City’s existing “second unit” ordinance until the City adopts its own local standards. Community Development Department (CDD) staff has been researching ordinances adopted by nearby local jurisdictions and has been working closely with the City Attorney’s office to develop an ordinance that addresses housing needs, the requirements of the new state law, and the unique circumstances of our community. Though not required, local jurisdictions are encouraged to submit draft ordinances for review comments to the State Department of Housing and Community Development (HCD). At this time, CDD staff is still awaiting comments from HCD. Once those comments are received, staff will further work with the City Attorney’s office to address them, and anticipates having a draft ordinance ready for Planning Commission consideration at its May 15th meeting. We have attached a link to HCD’s informative technical assistance memo which includes a summary of the new state law. The Commission is encouraged to review this document prior to the May public hearing. City of Hermosa Beach Printed on 5/3/2022Page 1 of 2 powered by Legistar™50 Staff Report REPORT 18-0249 Attachments: 1. Link to HCD Technical Assistance Memo regarding Accessory Dwelling Units Respectfully Submitted by: Kim Chafin, Planning Manager Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 2 of 2 powered by Legistar™51 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0251 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of April 17, 2018 CON 17-8, PDP 17-8, VTPM #82004 - Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 82004 for a two-unit attached condominium project at 634 5th Street, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Applicant/Son and Thu Pham Owner:634 5th Street Hermosa Beach, CA 90254 Recommended Action: Adopt the attached resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map No. 82004 for a two-unit attached condominium project at 634 5 th Street, subject to conditions, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Background: GENERAL PLAN:Medium Density Residential ZONING:Two-Family Residential (R-2) LOT SIZE:4,724 square feet PROPOSED SQUARE FOOTAGE:Unit 1: 3,293 square feet Unit 2: 3,318 square feet PARKING REQUIRED:4 Standard/1 Guest PARKING PROVIDED: 4 Standard/1 Shared Guest Space ON STREET PARKING LOST/GAINED: No gain or lost in total number of on-street parking spaces ENVIRONMENTAL DETERMINATION: Categorically Exempt, CEQA Section 15303(b) (Class 3 Exemption, New Construction or Conversion of Small Structures) The applicant proposes to demolish an existing single-family residence and construct two detached City of Hermosa Beach Printed on 5/3/2022Page 1 of 6 powered by Legistar™52 Staff Report REPORT 18-0251 condominium units on an approximately 4,724 square foot lot, located west of Pacific Coast Highway on the south side of 5th Street. The subject site and surrounding properties are zoned R-2 Two-Family Family Residential, with residential uses in the M-1 Light Manufacturing to the west, and SPA-7 (Specific Plan Area 7) to the east of the block. Similar residential development is found in the surrounding area comprised primarily of multi-story, multi-family residences. Both units are proposed to have a contemporary architectural with exterior treatments of off white colored smooth finish stucco, silver framed windows, and burgundy exterior wood door. Analysis: A proposal to construct a condominium project requires findings for consideration of a Precise Development Plan, Conditional Use Permit and Vesting Tentative Parcel Map pursuant to Government Code Section 66474 and as set forth in Hermosa Beach Municipal Code (HBMC) Sections 16.08.060, 17.40.020 and 17.58.030. CEQA Compliance: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the project is construction of limited numbers (two) of new small structures. More specifically, the project is comprised of multi-family residential structures in an urbanized area, totaling not more than six dwelling units. Basic Zoning Standards: The project complies with the requirements of the Zoning Ordinance, including the R-2 zone and design standards for condominiums in Section 17.22. CRITERIA REQUIRED PROPOSED Minimum Lot Area for 2 Units 3,500 Sq. Ft.4,724 Sq. Ft. (2 units) Lot Coverage Maximum 65%64.7% Height Maximum 30’30’ Front Yard Setback Minimum 5’10’ Side Yard Setback Minimum 4’-2 3/8”East: 4’-10” West: 5’-6” Rear Yard Setback Minimum 5’ (1st level) and 3’ (2nd and 3rd levels) 5’ (1st , 2nd , and 3rd level) Total Parking Spaces Minimum 5 spaces total 5 spaces total Garage Spaces Minimum 4 (2 per unit)4 (2 per unit) Guest Space Minimum 1 space per 2 units 1 shared guest space Driveway Maximum Slope Maximum 20%12.86% Open Space Per Unit Minimum 300 Sq. Ft. per unit Unit 1: 339 Sq. Ft. Unit 2: 303 Sq. Ft. Minimum Unit Size Unit 1: 1,600 Sq. Ft. Unit 2: 1,600 Sq. Ft. Unit 1: 3,293 Sq. Ft. Unit 2: 3,318 Sq. Ft. Storage Area (Per Unit) Minimum 200 Cu. Ft.Unit 1: 324Cu. Ft. Unit 2: 360 Cu. Ft. Solid Waste Area (Per Unit) Minimum Area for 3 bins at 2.5’ by 2.5’ each Located at the center of east property line for both units. City of Hermosa Beach Printed on 5/3/2022Page 2 of 6 powered by Legistar™53 Staff Report REPORT 18-0251 CRITERIA REQUIRED PROPOSEDMinimum Lot Area for 2 Units 3,500 Sq. Ft.4,724 Sq. Ft. (2 units)Lot Coverage Maximum 65%64.7%Height Maximum 30’30’Front Yard Setback Minimum 5’10’Side Yard Setback Minimum 4’-2 3/8”East: 4’-10” West: 5’-6”Rear Yard Setback Minimum 5’ (1st level) and 3’ (2nd and3rd levels)5’ (1st , 2nd , and 3rd level)Total Parking Spaces Minimum 5 spaces total 5 spaces total Garage Spaces Minimum 4 (2 per unit)4 (2 per unit) Guest Space Minimum 1 space per 2 units 1 shared guest space Driveway Maximum Slope Maximum 20%12.86% Open Space Per Unit Minimum 300 Sq. Ft. per unit Unit 1: 339 Sq. Ft. Unit 2: 303 Sq. Ft. Minimum Unit Size Unit 1: 1,600 Sq. Ft. Unit 2: 1,600 Sq. Ft. Unit 1: 3,293 Sq. Ft. Unit 2: 3,318 Sq. Ft. Storage Area (Per Unit) Minimum 200 Cu. Ft.Unit 1: 324Cu. Ft. Unit 2: 360 Cu. Ft. Solid Waste Area (Per Unit) Minimum Area for 3 bins at 2.5’ by 2.5’ each Located at the center of east property line for both units. Covenants, Conditions and Restrictions (CC&R’s) have been submitted and reviewed for compliance with applicable sections of the zoning ordinance. Unit 1 will contain a two-car garage, living room, bedroom and bathroom on the basement floor level; three bedrooms and bathrooms, and family room on the first floor level; a living room, kitchen, living room, bathroom, and dining room on the second floor level. Unit 2 will contain a two-car garage, living room, and a bathroom on the basement level; three bedrooms and bathrooms on the first floor level; a living room, kitchen, living room, bathroom, and dining room on the second floor level. Both units are proposed to have a roof deck. Both units will exceed the minimum open space requirement of 300 square feet per unit with 100 square feet of open space adjacent to the main living area, which meets the R-2 standards. Unit 1 will provide 239 square feet of open space on 2nd floor level. Unit 2 will provide 203 square feet of deck area adjacent to the primary living area on the second floor level. Both units will have a roof deck area with a maximum of 100 square feet counted towards the open space requirement. Access and Parking: Each unit will provide a two-car garage, and all parking will be accessed from 5 th Street. Parking for both units will be provided from a 9-foot wide driveway on 5th Street that is proposed to be relocated immediately adjacent and share a curb cut with the existing driveway at 608 5th Street. As a result, there will be no loss or gain in the amount of existing on-street parking. The proposed driveway design profile in the plans shows a cross slope of 11.8% in the pedestrian path. The applicant will be required to design the pedestrian path cross slope not to exceed 2% as required per Public Works Department standards and Americans with Disabilities Act (ADA). Landscape and Green Measures: All plants must be water conserving as required in Hermosa Beach Water Conservation and Drought Management Ordinances. The landscape plan includes a mixture of drought tolerant trees to include New Zealand Flax, Sea Pink, Chalk Dudleya, Cassa Blue Flax Lily, and a 24-inch box Gold Medallion Tree. The proposed landscape plan shows less than 50% City of Hermosa Beach Printed on 5/3/2022Page 3 of 6 powered by Legistar™54 Staff Report REPORT 18-0251 required permeable exterior surface area on-site. Therefore, the project is conditioned to include catch basins with sump pumps to retain water on-site pursuant to HBMC Section 8.44 Hermosa Beach Stormwater and Urban Runoff Pollution Control Regulations. Additionally an automatic irrigation system is proposed for the landscape areas. The project is required to meet Title 24 standards: 65% of demolition debris must be recycled, and cement used in foundation mix design must be reduced by not less than 20%, among other requirements. Hermosa Beach’s Electrical Code (Section 15.32) requires installation of conduit sized to accommodate solar energy and solar thermal systems. Compatibility with surrounding area: The subject site and surrounding properties are zoned R-2 Two- Family Family Residential, with residential uses in the M-1 Light Manufacturing to the west, and SPA- 7 (Specific Plan Area 7) to the east of the block, and R-1 One Family Residential east of the block. Similar residential development is found in the surrounding area comprised primarily of multi-story, multi-family residences. The proposed front yard setback of 10 feet meets the minimum 5-foot front yard setback required per HBMC Section 17.22.060.D and HBMC Section 17.12.020. Subdivision Map: The applicant has applied for a Vesting Tentative Parcel Map. The 4,724 square foot lot can accommodate two units consistent with the minimum requirement of 1,750 square feet of lot area per dwelling unit. The lot size is consistent with prevailing lot sizes, street frontages within the same zone, and the General Plan designation for lots in the vicinity, and thus complies with Hermosa Beach ordinances and subdivision of lots. The project is conditioned upon payment of Park and Recreation Area Dedication fees per unit as there is inadequate area on-site for land dedication per City required Parks and Recreation Area fees. Utilities provided to the lot serve the existing development, and capacity exists to provide public water, sewers, storm drains and utilities to serve the increased density. The submitted plans were preliminarily reviewed by the Fire Department, Public Works Department and Building Division, and no major concerns were identified. The proposed subdivision and improvements are compliant with criteria for approval of a subdivision map, and are not likely to cause serious public health problems within the proposed subdivision. General Plan Consistency: Land Use: PLAN Hermosa (the City’s combined General Plan and Local Coastal Program) designates the area of the subject property as Medium Density Residential. The purpose of this land City of Hermosa Beach Printed on 5/3/2022Page 4 of 6 powered by Legistar™55 Staff Report REPORT 18-0251 use designation is to provide for enhancement and reinvestment in mixed scale residential neighborhoods, and it allows small scale residential uses, including single-family, duplex, condominiums and townhouses, as well as educational, cultural and public assembly uses that are compatible and neighborhood serving. The allowed density range is 13.1 - 25 dwelling units per acre. The proposed project is consistent in this regard in that it includes a two-unit residential condominium development at a density of 18.4 dwelling units per acre. Character Area: The property lies within the Greenbelt Neighborhood Character Area, which includes low- and medium-density uses located between the Hermosa Valley Greenbelt and Pacific Coast Highway. The future vision for this character area is to maintain the building scale and form of this neighborhood, while enhancing access to local neighborhood serving commercial uses. The proposed 2-unit development will be consistent in that it will serve as a medium-density residential use. Desired Form and Character: The desired building design and orientation for the Greenbelt Neighborhood Character Area includes designing two- to four-unit complexes to resemble single- family homes with articulation, and separate entrances are desirable. Regarding the desired public realm, greater east-west connections for bicyclists and pedestrians are to be provided with high priority walking and biking streets needed to connect this neighborhood with other areas. In addition, the design and orientation of the buildings in this neighborhood vary due to the sloped nature of the lots. The proposed design is consistent with the desired building form and character in that it features an articulated front building façade, and provides setbacks consistent with and exceeds the 5-foot minimum required front yard setback in the R-2 zone. The subject property contains an existing single-family residence with an approximate 10-foot curb cut located east of the subject property’s frontage on 5th Street. The proposal is to relocate the existing curb cut to the northwest corner of the lot with a curb cut width of 10-foot and the driveway apron is to be shared with the adjacent property to the east of the subject property. The single driveway further promotes the resemblance to a single- family home. As a result, there will no loss or gain in on-street parking spaces on 5 th Street, and the proposal includes new sidewalk on 5th Street which will strengthen the east-west connection for pedestrians. The proposed design features implement Land Use Policies 4.10 (pedestrian access), 6.5 (provision of sidewalks) and 6.7 (pedestrian-oriented design), as well as Mobility Policies 3.1 (enhance public right-of-ways), 3.10 (require ADA standards), and 7.5 (appropriate sidewalk widths). In this way, the proposed project is consistent with the intent of the desired public realm design Hermosa Hills Neighborhood Character Area and associated applicable PLAN Hermosa goals and policies. City of Hermosa Beach Printed on 5/3/2022Page 5 of 6 powered by Legistar™56 Staff Report REPORT 18-0251 Summary: The project as conditioned is consistent with the zoning code, subdivision laws and other relevant provisions of the Hermosa Beach Municipal Code and PLAN Hermosa, as the site is physically suitable for the type and density of the proposed development. The specific project findings for a Precise Development Plan, Conditional Use Permit and Vesting Tentative Parcel Map pursuant to the Government Code Section 66474 and Sections 16.08.060, 17.22, 17.40.020 and 17.58.030 of the Municipal Code are provided in the attached resolution. Therefore, staff recommends the Planning Commission adopt the attached resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map No. 82004 for a two-unit attached condominium project at 634 5th Street, subject to conditions, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Attachments: 1.Draft Resolution 2.Existing Site Photograph 3.Applicant Submittal 4.Poster Verification 5.Radius Map Respectfully Submitted by: Kathy Khang, Assistant Planner Concur: Kim Chafin, Planning Manager Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 6 of 6 powered by Legistar™57 1 P.C. Resolution 18-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT 17-8, PRECISE DEVELOPMENT PLAN 17-8, AND VESTING TENATIVE PARCEL MAP NO. 82004 FOR A TWO-UNIT ATTACHED CONDOMINIUM PROJECT AT 634 5th STREET, ALSO DESCRIBED AS LOT 8 OF WALTER RANSOM CO'S VENABLE PLACE, CITY OF HERMOSA BEACH AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed on May 24, 2017 by the property owner/applicant Son an Thu Pham, for development of property located at 634 5th Street, seeking approval of Conditional Use Permit 17-8, Precise Development Plan 17- 8, and Vesting Tentative Parcel Map #82004 for a two-unit attached residential condominium project. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the subject application on April 17, 2018, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 3. The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the project is construction of limited numbers (two) of new, small structures. More specifically, the project is comprised of multi-family residential structures in an urbanized area, totaling no more than six dwelling units. Section 4. Based on the testimony and evidence received, the Planning Commission makes the following findings pertaining to the application for a Vesting Tentative Parcel Map pursuant to the California Government Code Section 66474 and Section 16.08.060 of the Municipal Code: 1. The proposal is consistent with the General Plan Medium Density Residential designation and R-2 zone because the project is an allowed use and has a density of less than 25 dwelling units per acre, and as conditioned complies with all applicable development standards. 2. The site is physically suitable for a two-unit attached residential condominium project with Unit 1 and Unit 2 containing three levels with one guest parking space to be shared by both units. 58 2 3. The subdivision and improvements provide for adequate drainage, sanitation and potable water, underground utilities, parking and construction requirements, and therefore are not likely to cause public health problems. The project as conditioned will provide permeable surfacing and storm water retention facilities to the maximum extent feasible per Section 8.44.095 and any additional non-percolated or retained storm water will be conveyed to an onsite subsurface infiltration system as required by Section 8.44.095 subject to maintenance agreements. 4. The proposed subdivision will front on a public street and will not front on any alleys, will provide vehicular access from 5th Street and does not exhibit dedicated public easements. Therefore, the subdivision and improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. 5. Design of the proposed subdivision as conditioned is compatible and consistent with applicable elements of the City’s General Plan and the prevailing lot sizes and lot frontage of the immediate environment, is consistent with purposes of the designation, density and development standards, and parking, access and services are provided. 6. The project as conditioned will conform to all zoning and condominium standards and will be compatible with neighboring properties, which are developed with similar multi-story single-and multi-family residences. 7. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project is categorically exempt from CEQA pursuant to CEQA Guidelines Sections 15303(b). 8. The proposed subdivision will be consistent with the prevailing lot patterns and is not likely to reduce property values in the surrounding neighborhood area because the project is similar to surrounding development, consists only of the division of airspace at less than the maximum density allowed, and conditions have been placed on the project to ensure compatibility. Section 5. Based on the testimony and evidence received, the Planning Commission makes the following findings pertaining to the application for Conditional Use Permit and Precise Development Plan pursuant to Section s 17.04.020 and 17.58.030 of the Municipal Code. 1. Distance from existing residential uses in relation to negative effects ; The subject site and surrounding properties are zoned R-2 Two-Family Family Residential, with residential use in the M-1 Light Manufacturing to the west, and SPA-7 (Specific Plan Area 7) to the east of the block. Similar residential development is found in the surrounding area comprised primarily of multi -story, multi-family residences. 59 3 In addition, the proposed two-unit attached condominium is conforming to all zoning requirements including adequate on-site parking spaces, which will reduce the impacts to neighboring properties because the existing development does not meet Hermosa Beach Municipal Code (HBMC) requirements regarding on-site parking. The proposed use is consistent with the existing residential development type and densities, therefore no adverse impacts are identified. 2. The amount of existing or proposed off-street parking in relation to actual need; The existing single-family residence at the subject lot currently provides one parking space in the garage and another parking space in the driveway, which does not meet HBMC requirements for on-site parking. The proposed two-unit attached condominium will meet HBMC parking requirements because it will provide a two two-garage and one shared guest parking space at the southwest corner of the subject lot.; In addition, the proposed project will relocate an existing 10-foot wide driveway from the northwest corner of the subject property to northeast corner and in order to retain the amount of existing on-street parking spaces on 5th Street. 3. The combination of uses proposed, as they relate to compatibility; The proposed use is two-family residential, which is consistent with the surrounding properties in the vicinity, which also contain residential uses of similar density. 4. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area; Although some additional traffic volume is anticipated by replacing a single-family dwelling with a two-family dwelling, 5th Street, designated in the General Plan as a local street, is currently designed and has sufficient capacity to serve the proposed development and surrounding neighborhood. 5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; The proposed two-unit condominium is designed with a building height and contemporary architectural style to complement the nearby multi-family and single- family residential buildings in the neighborhood. 6. Building and driveway orientation in relation to sensitive uses, e.g., residences, schools, churches, hospitals and playgrounds; The proposed project will provide a building entrance to the front unit at the 5th Street frontage, and the proposed vehicle access for both units is a single driveway on 5 th Street, all of which is consistent with the design of the surrounding residential developments. It is not anticipated that a residential development would have a negative impact on the schools, churches, playgrounds or hospitals in the area, as those institutions and facilities are designed and designated to serve the residents of the area. 60 4 7. Noise, odor, dust and/or vibration that may be generated by the proposed use ; The proposed two-unit attached condominium is not anticipated to create adverse impacts because the existing and proposed use of the property is residential, which is also consistent with the use of the surrounding neighborhood . 8. Impact of the proposed use to the city’s infrastructure, and/or services ; The existing and proposed residential use is already served by the various utility companies, infrastructure, and municipal services. The proposed residential use is not anticipated to place additional burden on current infrastructure and services. 9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms; The proposed project does not create adverse environmental impacts because the proposed residential use and building design is consistent with surrounding uses and development within the neighborhood and complies with all applicable criteria set forth in the Hermosa Beach Municipal Code and General P lan. 10. Other considerations that, in the judgment of the planning commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. No issues. Section 6. Based on the foregoing, the Planning Commission hereby approves the subject Conditional Use Permit 17-8, Precise Development Plan 17-8, and Vesting Tentative Parcel Map No. 82004 for a two-unit attached condominium project subject to the following Conditions of Approval: General: 1. The development and continued use of the property shall be in conformance with submitted plans received and reviewed by the Planning Commission at its meeting of April 17, 2018, revised in accordance with the conditions below. Minor modifications that do not affect scale, type, location or intensity of uses or impacts thereof may be approved by the Community Development Director when not in conflict with the findings or conditions of this permit. 2. The project shall fully comply with all requirements of the R-2 zone as applicable and the Condominium Ordinance in Chapter 17.22 of the Municipal Code, including but not limited to: a) Height, including required roof deck railings, shall fully comply with the 30-foot height limit. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. 61 5 b) Design and construction shall comply with HBMC Section 17.22.060 except as specifically stated in this Resolution. c) Conduit to accommodate roof mounted alternative energy equipment for solar energy and solar thermal shall also be supplied per HBMC Section 15.32.140. d) The requirements of HBMC Section 17.22.060(F) and (G) shall be shown on structural plans and reviewed at the time of Building Division Plan Check. e) A minimum of 200 cubic feet of storage area shall be provided for each unit in accordance with HBMC Section 17.22.060(E). f) Designated, screened solid waste storage areas, a minimum of 2.5’ x 2.5’ (length times width) each, for three solid waste storage bins shall be shown on the site plan compliance with HBMC Chapter 8.12. 3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed and approved by the Community Development Director in conformance with HBMC Section 17.22.050 and conditions of this approval prior to the issuance of Building Permits. a) Proof of recordation of approved CC&Rs shall be submitted to the Community Development Director prior to the issuance of Certificate of Occupancy. b) Five parking spaces (four garage spaces and one shared guest parking space) shall be maintained on-site. All parking spaces shall remain available for parking and shall not be used for storage or other purposes. Storage of boats, trailers, and recreational vehicles shall not be allowed and the CC&Rs shall reflect this condition. 4. The project shall comply with all requirements of the Building Division, Public Works Department, and Fire Department, and the Hermosa Beach Municipal Code. Building Plans: 5. Two copies of a Final Landscape Plan, consistent with landscape plans approved by the Planning Commission, indicating size, type, quantity and characteristics of landscape materials shall be submitted to the Community Development Department and Planning Division for review and approval prior to the issuance of Building Permits. The Final Landscape Plan shall also include the following: 62 6 a) The applicant shall provide a landscape plan to comply with HBMC Sections 17.22.060(H), 8.60.060, and 8.60.070 to the satisfaction of the Community Development Director and Public Works Director. b) An automatic landscape sprinkler system consistent with HBMC Section 17.22.060(H) shall be provided, and shall be shown on plans (Building Permits are required). 6. Architectural treatments and accessory facilities shall be as shown on building elevations, site and floor plans. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. In addition: a) All parking dimensions shall comply with HBMC Chapter 17.44. Roll-up automatic garage doors shall be installed on all garage door openings and clearly indicated on floor plans. b) Driveway transitions shall comply with HBMC Section 17.44.120(D). c) All exterior lighting shall be downcast, fully shielded and illumination shall be contained within the property boundaries. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low-level (3 feet or less in height) security lighting and porch lights. Lamp bulbs and images shall not be visible from within any onsite or offsite residential unit. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. d) Any satellite dish antennas and/or similar equipment shall comply with HBMC Section 17.46.240. 7. The plans shall comply with HBMC Section 8.44.095 and install permeable surfaces in the driveway, guest parking space and other non-landscaped areas to the maximum extent feasible. If providing water-permeable surfaces on at least 50% of exterior surface area is not feasible and incorporating measures in 8.44.095 to the extent practicable to infiltrate the volume of runoff produced by a 0.80 inch twenty four (24) hour rain event, then the applicant shall infiltrate runoff on-site. In the event that subsurface infiltration is required, plans shall designate the exact location of the subsurface infiltration system, the applicant shall enter into a maintenance agreement with the City (prior to final map approval) for the ongoing infiltration, and provide a surety bond to the City to guarantee that on-site, subsurface infiltration is achieved. The amount of the bond shall be determined by the Building Division. All other drainage shall be routed to an off-site facility or on-site permeable area approved by the City. To the extent possible, a portion of roof drainage shall be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk. 63 7 If the drainage of surface waters onto the property requires a sump pump to discharge waters onto the street, the property owner(s) shall record an agreement to assume the risk associated with use and operation of said sump pump, release the City from any liability, and indemnify the City regarding receipt of surface waters from the property. The recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy. 8. The plans and construction shall comply with all requirements of the Building Code in Title 15 and Green Building Standards in Chapter 15.48. Water conservation practices set forth in Section 8.56.070 shall be complied with and noted on construction plans. 9. Two copies of final construction plans, including site, elevation and floor plans, which are consistent with the conditions of approval of this conditional use permit, shall be reviewed and approved by the Planning Division for consistency with Planning Commission approved plans and this Resolution prior to the submittal to the Building Division for Plan Check. 10. Prior to the submittal of structural plans to the Building Division for Plan Check 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 approval. 11. The applicant shall submit all required plans and reports to comply with the City’s construction debris recycling program including manifests from both the recycler and County landfill; at least 65% of demolition debris associated with demolition of the existing improvements and new construction shall be recycled. 12. The address of each condominium unit shall be conspicuously displayed on the street side of the buildings with externally or internally lit numbers and the method for illumination shall be shown on plans. Address numbering and display shall be subject to approval by the Community Development Department. Public Works 13. Civil engineering plans shall be prepared by a licensed civil engineer and conceptually approved by the Hermosa Beach Public Works Department prior to submitting an application for Building Permits to the Community Development Department. Complete civil engineering plans shall address grading, undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements, on-site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all other improvements necessary to comply with the Hermosa Beach Municipal Code and Public Works specifications, and shall be filed with the Community Development Department. 64 8 14. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on street. 15. Project construction shall protect private and public property in compliance with HBMC Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including if required, an approved Residential or Commercial Encroachment Permit. 16. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid elevations must be submitted prior to grading and plan check. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 17. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 18. Sewer main work may be required after review of sewer lateral video. 19. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44) and must implement Low Impact Development Standards, and submit at time of grading and plan check along with an erosion control plan. Final Map and Certificate of Occupancy 20. The Final Map shall comply with all requirements of the Subdivision Map Act and Chapter 16.08 of the Municipal Code. 21. Prior to filing of the Final Map, applicant shall pay to the City of Hermosa Beach Park and Recreation Area Dedication fees per unit in lieu of onsite parkland dedication pursuant to Chapter 16.12. 22. Prior to approval of the Final Map, and prior to issuance of a Certificate of Occupancy, outstanding assessments must either be paid in full or apportioned to any newly created parcels. Notice of same shall be provided to the Community Development Director. Assessment payoff amounts may be obtained by calling the City’s Assessment Administrator at (800) 755 -6864. Applications for apportionment may be obtained in the Public Works Department. 23. Prior to issuance of a building permit, written approval from each utility company associated with the relocation of the existing utility pole, down guy 65 9 and utility boxes must be submitted for review and approval by the Public Works Department and the Community Development Department. Construction 24. Prior to issuance of a Building Permit, abutting property owners and residents within 100 feet of the project site shall be notified of the anticipated date for commencement of construction. a) The form of the notification shall be provided by the Planning Division of the Community Development Department. b) Building permits will not be issued until the applicant provides an affidavit certifying mailing of the notice. 25. Project construction shall conform to the Noise Control Ordinance requirements in HBMC Section 8.24.050. Allowed hours of construction shall be printed on the building plans and posted at construction site. 26. Traffic control measures, including flagmen, shall be utilized to preserve public health, safety, and welfare. Other: 27. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this permit. The Conditional Use Permit, Precise Development Plan and Vesting Tentative Map shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 28. Approval of these permits shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. 29. The Planning Commission may review this Conditional Use Permit, Precise Development Plan and Vesting Tentative Map and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use. 30. The subject property shall be developed, maintained and operated in full compliance with the conditions of this permit and any law, statute, ordinance 66 10 or other regulation 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. Section 8. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this permit. The Conditional Use Permit, Precise Development Plan and Vesting Tentative Map shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 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 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 9. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: NOES: ABSTAIN: ABSENT: 67 11 CERTIFICATION I hereby certify the foregoing Resolution P.C. 18-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 April 17, 2018. Rob Saemann, Chairman Ken Robertson, Secretary Date 68 Attachment 2 Existing Site Photograph 69 26 AUG 10 ARB - PRELIMINARYSAM PHAM634 5TH STHeromosa, CA 90254t:818.527.4155BN & ASSOCIATES7445 Lurline Ave,Winnetka, CA 9306Mai.P.Bui@Gmail.comt: 818.448.61792ND REVIEW27 SEPT 13 PLANNING SUBMITTALDRAFT1/10/2017A 070 SAM PHAM634 5TH STHeromosa, CA 90254t:818.527.4155BN & ASSOCIATES7445 Lurline Ave,Winnetka, CA 9306Mai.P.Bui@Gmail.comt: 818.448.61791/10/2017A171 SAM PHAM634 5TH STHeromosa, CA 90254t:818.527.4155BN & ASSOCIATES7445 Lurline Ave,Winnetka, CA 9306Mai.P.Bui@Gmail.comt: 818.448.61791/10/2017A 1.272 302.33 PC298298 302.97302.26 PC302.48 8'-0"9'-0"8'-11"3'-6"307 FFTOP PLATE317 FFTOP PLATE328 FFTOP PLATE8'-0"1'-0"9'-0"1'-0"9'-0"1'-0"`3'-6"307 FFTOP PLATE317 FFTOP PLATETOP PLATEP/LP/L14444444444444444444444111LINE OF EXISTING GRADELINE OF PROPOSED GRADELINE OF 30'-0" HEIGHT330.50 PROPOSED330.50 PROPOSED34'-4"P/LCP8 332.30 MAX CP2 332.08 MAX (N) 5FT WOOD FENCE(N) RET. WALL8'-0"302.33 PC302.97 298 FF9'-0"9'-0"3'-6"307 FFTOP PLATE317 FFTOP PLATETOP PLATETOP PLATE8'-0"302.17 PC298 FF9'-0"9'-0"3'-6"307 FFTOP PLATE317 FFTOP PLATE327 FFTOP PLATETOP PLATE302.17 P/LP/L444445542111118LINE OF EXISTING GRADELINE OF PROPOSED GRADELINE OF 30'-0" HEIGHT327 FF 330.50 PROPOSED CP8 332.30 MAXCP7 332.22 MAX CP5 331.98 MAX 330.50 PROPOSED 330.50 PROPOSED (E) BLOCK WALL(N) RETAINING WALL(N) 5FT WOOD FENCE LINE5'-0"3'-10"LINE OF 6FT HEIGHT8 . SPIRAL STAIR, STAINLESS STEEL7 . TRASH ENCLOSURE DOOR, OFFWHITE6 . SECTIONAL GARAGE DOOR, OFFWHITE5 . STAIR RAILING, STAINLESS STEEL4 . GLAZING, SILVER FRAME3 . BI FOLD DOOR SYSTEM, SILVERELEVATIONS NOTES :2 . EXTERIOR WOOD DOOR, BURGANDY 1 . CEMENT PLASTER SMOOTH FINISH. OFFWHITE COLORSOUTH/ REAR ELEVATIONSCALE: 1/4"= 1'-0"EAST/ LEFT ELEVATIONSCALE: 1/4"= 1'-0"ScaleDescriptionSeal/SignatureDate & Issue2 (N) 2-STORY DWELLING UNITS & 634 5TH STREET HERMOSA BEACH, CA 90254 26 AUG 10 ARB - PRELIMINARYSAM PHAM634 5TH STHeromosa, CA 90254t:818.527.4155Owner/BuilderBN & ASSOCIATES7445 Lurline Ave,Winnetka, CA 9306Mai.P.Bui@Gmail.comt: 818.448.6179DesignerEngineering2ND REVIEW27 SEPT 13 PLANNING SUBMITTALDRAFT1/10/2017ELEVATIONA 2.173 26 AUG 10 ARB - PRELIMINARYSAM PHAM634 5TH STHeromosa, CA 90254t:818.527.4155BN & ASSOCIATES7445 Lurline Ave,Winnetka, CA 9306Mai.P.Bui@Gmail.comt: 818.448.61792ND REVIEW27 SEPT 13 PLANNING SUBMITTALDRAFT1/10/2017A 274 26 AUG 10 ARB - PRELIMINARYSAM PHAM634 5TH STHeromosa, CA 90254t:818.527.4155BN & ASSOCIATES7445 Lurline Ave,Winnetka, CA 9306Mai.P.Bui@Gmail.comt: 818.448.61792ND REVIEW27 SEPT 13 PLANNING SUBMITTALDRAFT1/10/2017A375 26 AUG 10 ARB - PRELIMINARYSAM PHAM634 5TH STHeromosa, CA 90254t:818.527.4155BN & ASSOCIATES7445 Lurline Ave,Winnetka, CA 9306Mai.P.Bui@Gmail.comt: 818.448.61792ND REVIEW27 SEPT 13 PLANNING SUBMITTALDRAFT1/10/2017GRD76 26 AUG 10 ARB - PRELIMINARYSAM PHAM634 5TH STHeromosa, CA 90254t:818.527.4155BN & ASSOCIATES7445 Lurline Ave,Winnetka, CA 9306Mai.P.Bui@Gmail.comt: 818.448.61792ND REVIEW27 SEPT 13 PLANNING SUBMITTALDRAFT1/10/2017LS77 SET L&T RCE 30826 ON W'LY FACE OF WALL 0.06' W'LY OF CORNER ON S'LY PROP. LINE TAG ELEV = 305.12' N 76°34'00"E 40.02' P/L N 13°23'00"W118.03' P/LN 76°34'46"E 40.02' P/L N 13°23'00"W118.04' P/L300.00301.78300.54302.27302.26 PC302.03 TX301.57 FLPP301.57301.90302.58301.83301.46 TX300.95 FLSIGN WM300.58 PC298.45297.87300.68GMEM300.95302.22302.29302.17 PC302.27302.70302.67302.08302.486"TREE301.63301.94302.24302.36302.40302.31302.33 PC302.698"TREE 303.92303.54303.45303.03302.41302.67EXISTING RESIDENCE EXISTING BUILDINGEXISTING BUILDINGEXISTING GARAGE DECK 5TH STREET CONC. CONC. CONC. SIDEWALK DWY SET L&T RCE 30826 1.00' N'LY OF CORNER ON PROP. LINE PROD. TAG ELEV = 302.19' FOUND L&T LS 5850 1.05' N'LY OF CORNER ON PROP. LINE PROD. TAG ELEV = 300.58' SET L&T RCE 30826 ON E'LY FACE OF BLDG 0.27' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV = 307.51'40'20'20'20.00'20.00'CONC. GUTTER 613.61'40.02'141.53'TO FOUND L&T RCE 30826 @ ARDMORE AVENUE PER PARCEL MAP NO. 72277 P.M.B. 380-93-94 TO FOUND S&W CALTRANS @ PACIFIC COAST HWY PER PARCEL MAP NO. 72277 P.M.B. 380-93-94 N 76°34'00"E 795.16' 16-202B SHEET 1 OF 1 SHEETSCALE: 1" = 10' LEGAL DESCRIPTION JOB ADDRESS SUBDIVIDER 12/19/2017 ENGINEER DENN ENGINEERS DATE GARY J. ROEHL R.C.E. 30826 3914 DEL AMO BLVD., STE. 921 TORRANCE, CA 90503 310-542-9433 IN THE CITY OF HERMOSA BEACH COUNTY OF LOS ANGELES STATE OF CALIFORNIA FOR CONDOMINIUM PURPOSES VESTING TENTATIVE EXISTING BUILDING CONCRETE BRICK WOOD DECK 106.76 EXISTING ELEVATION BLOCK WALL LEGEND 100 EXISTING CONTOUR FINISH FLOOR GARAGE FINISH FLOOR LEAD AND TAG TOP OF CURB FLOW LINE TOP OF WALL TOP OF DVWY APRON BEGINNING OF CURB RET SPIKE FOUND WESTERLY PROPERTY CORNER FF GFF L&T TC FL TW TX BCR SPK FD W'LY PC X EXISTING FENCE NORTHERLYN'LY SPIKE AND WASHERS&W POWER POLEPP GUY WIREGW STK STAKE PROPERTY LINEPL, P/L E'LY EASTERLY MH MANHOLE SOUTHERLYS'LY WATER METERWM BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO THE NOTATION ON THE PLANS FOR OFFSET DISTANCES. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION AT : (310) 542-9433, M-F 8:00 AM TO 5:00 PM. NOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED. PARCEL MAP NO.82004 SON & THU PHAM 3906 WITZEL DRIVE SHERMAN OAKS, CA 91423 PHONE 818-527-4155 LOT 8, WALTER RANSOM CO'S VENABLE PLACE M.B. 9-150 APN 4188-031-008 634 5TH STREET HERMOSA BEACH, CA 90254 16-202BNOTES 1. ALL EXISTING STRUCTURES TO BE REMOVED UNLESS OTHERWISE NOTED. 2. ALL UTILITIES ARE LOCATED IN ADJACENT STREETS. 3. THIS IS A 2 UNIT CONDOMINIUM PROJECT. 4. WATER SUPPLY IS PROVIDED BY CALIFORNIA WATER COMPANY. 5. SANITARY SEWER DISPOSAL IS TO AN 8" VCP PUBLIC LINE. THE 8" VCP IS LOCATED IN 5TH STREET; APPROXIMATE DEPTH = 6'. 6. SEE SOILS REPORT FOR POTENTIAL FILL ON THIS SITE. 7. SITE DRAINAGE IS SURFACE FLOW WITH DISCHARGE TO ADJACENT STREETS. *PARCEL MAP 63246 P.M.B. 350-045 ** WALTER RANSOM CO'S VENABLE PLACE M.B. 9-150 ***PARCEL MAP 5360 P.M.B. 059-008 1 A = 4,724 S.F. E'LY LINE * E'LY LINE LOT 10 ** E'LY LINE LOT 11* N'LY LINE *** W'LY LINE LOT 7 ** 78 Attachment 4 Poster Verification 79 80 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0253 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of April 17, 2018 Conditional Use Permit Amendment 17-4,Precise Development Plan 17-11, and Parking Plan Amendment 17-3 to allow a cumulative approximately 26,000 gross sq. ft. addition in conjunction with a religious institution (Hope Chapel) to include a worship and congregation hall, meeting spaces, fellowship space and youth center at an existing approximately 35,000 sq. ft. building for a total of approximately 61,000 gross sq. ft. located at 2420 Pacific Coast Highway and use of an alternative property corner point elevation for purposes of determining building height, with less than required parking based on shared parking with parking lots at 950 Artesia Boulevard and 2306, 2420 and 2510 Pacific Coast Highway; and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Applicant/Owner:Hope Chapel 2420 Pacific Coast Highway Hermosa Beach, CA 90254 Recommended Action: Adopt the attached resolutions approving the Conditional Use Permit (CUP 17-4) Amendment and Precise Development Plan (PDP 17-11) at 2420 Pacific Coast Highway (PCH) Hope Chapel church with incidental live entertainment and a Parking Plan Amendment (PARK 17-3) at 950 Artesia Blvd. and 2306, 2420 and 2510 PCH, subject to conditions, and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). BACKGROUND ZONING:General Commercial (C-3) GENERAL PLAN:Gateway Commercial USE EXISTING/PROPOSED:Religious institution (assembly hall)/ no change LOT SIZE:45,000 sq. ft. TOTAL GROSS FLOOR AREA: EXISTING:34,750 sq. ft. PROPOSED:60,895 sq. ft. CUP HOURS OF OPERATION: EXISTING:Fri. & Sat. commence by 7:00 p.m. & Sun. commence at 8:00 a.m., 10:15 a.m. and 7:00 p.m. PROPOSED:7:00 a.m. - 10:00 p.m. daily City of Hermosa Beach Printed on 5/3/2022Page 1 of 13 powered by Legistar™81 Staff Report REPORT 18-0253 PARKING SPACES: REQUIRED:358 total spaces PROPOSED:359 total spaces ENVIRONMENTAL DETERMINATION:Categorically Exempt, Section 15332 (In-fill Development) The subject site at 2420 PCH is located at the northeast corner of the city on the southeast corner of PCH and Artesia Blvd, in the General Commercial (C-3) zone with a Gateway Commercial General Plan land use designation. The 45,000 square foot lot has housed the approximately 35,000 sq. ft. three-story building with 125 parking spaces on site, and has been occupied by the religious institution with incidental live entertainment since 1976. To the immediate south of the subject site is an existing church administration office (2306 PCH) and to the north of the subject site will be a supermarket (Lazy Acres, 2510 PCH) which is currently under construction. An existing office building (950 Artesia Blvd) is located at the southwest corner of Artesia Blvd. and Prospect Ave. and a parking lot is located between the supermarket and office buildings. There are a total of 358 required parking spaces for the four buildings and the mix of uses. HISTORY The subject site currently operates as a religious institution/assembly hall use with incidental live entertainment with less than required parking based on shared parking and limitations on use, operations and hours. The use (religious institution/assembly hall) is currently governed by a Conditional Use Permit (CUP) pursuant to Planning Commission (PC) Resolution 89-09. The site is also currently governed by a Parking Plan which provides shared parking between the properties at 950 Artesia Blvd. and 2306, 2420 and 2510 PCH and approved pursuant to PC Resolution 17-14. In 1976 the Planning Commission granted a CUP for the religious institution/assembly hall use. In 1987 the City Council approved an amendment to the CUP to expand the religious institution with another CUP amendment approved by the Planning Commission in 1989 to allow the opening of a door on Borden Street during limited days and hours, and PC Resolution 89-09 remains in effect. APPLICANT REQUEST The applicant proposes to expand and modify the existing Hope Chapel church building to include a worship and congregation hall, meeting spaces, fellowship space and youth center while maintaining existing incidental live entertainment. The interior of the existing facility will be brought into compliance with current effective Building and Fire Codes, accessibility standards, and receive significant design modifications. The applicant proposes approximately 26,000 gross sq. ft. (GSF) of cumulative additions to an existing approximately 35,000 GSF building for a proposed total of approximately 61,000 GSF. Building additions will occur in two locations: extending the building façade on two floor levels toward the PCH (west) frontage, and a partial third story addition in the rear (east) of the building. The addition along the PCH frontage will replace the existing parking lot fronting PCH and will consist of a two-story open and glassy entry lobby, access stair, ground level meeting rooms and an outdoor terrace. The addition in the rear will provide additional space for the children’s and youth ministries. The rear addition, when completed, will be lower than the existing barrel vaulted roof, which will be removed in the rear (east) portion of the building. City of Hermosa Beach Printed on 5/3/2022Page 2 of 13 powered by Legistar™82 Staff Report REPORT 18-0253 The building footprint is currently approximately 140 feet wide by 241 feet deep. The building will remain 140 feet wide, but will be elongated 47 additional feet towards the PCH frontage resulting in a new building depth of 288 feet. The existing building is set back approximately 47 feet from the front (west) property line, and the new building will be constructed up to the front property line. The existing 10-foot north (side) setback and the south (side) zero foot setback will be maintained. Lot coverage will be increased by 17% from 76% coverage to 93% coverage. Paved non-permeable exterior surface area will be reduced from 10,520 sq. ft. to 3,570 sq. ft. with new permeable pavers provided along parking and drive aisles, and 1,040 sq. ft. of additional pervious surfaces will be provided with a total of 2,217 sq. ft. of landscaping at the northwest entrance, west PCH building frontage, between the rear (east) of the building and the adjacent residential uses, and along the south (side) property line. The existing approximately 45,000 sq. ft. ground floor/ first floor area is almost entirely used for parking purposes, totaling 125 parking spaces, with minimal storage and access corridors. The applicant proposes a full interior demolition of the ground floor/ first floor level and conversion of approximately 8,000 sq. ft. of parking floor area to provide a youth center, lower café (for self-service of church members only) and lobby and reception area with storage. The applicant proposes a total of 98 parking spaces on-site at the ground floor/ first floor area with an additional 48 spaces provided at the church annex building (950 Artesia Blvd.), 31 spaces at the church administrative office building (2306 PCH) and 63 spaces at the Artesia Blvd. parking lot for a total supply of 240 spaces. A full analysis of the available parking for the site is below under the Parking Plan analysis. The existing approximately 30,000 sq. ft. main floor/ second floor is used for used for a fellowship hall, entry foyer, classroom with reception area, auditorium, nursery, steward areas, youth meeting room, restrooms, kitchen, bookstore and storage, maintenance and equipment rooms. The applicant proposes a full interior demolition and removal of the front (north) wall and balcony for a new floor area totaling approximately 38,000 sq. ft., used for entry stairs and trellis, upper lobby, chapel, fellowship hall, sanctuary with stage and audio booth, café (for self-service of church members only), rehearsal and ready room, meeting rooms, nursery, children’s church group and lobby, offices, counseling, cry room, bathrooms, kitchen, meeting rooms, storage and janitor closets. The existing approximately 2,800 sq. ft. mezzanine/ third floor area is used for offices, meeting room, storage and restrooms. The applicant proposes a full interior demolition and removal of the front (west) wall for a new floor area totaling approximately 14,500 sq. ft. to be used for a media room, open office (stewards), offices/meeting rooms, kitchen, laundry, storage, restrooms, 1 st-5th grade rooms. It is typical of churches to provide ancillary food and beverage services for church members. The two cafes which are included in the design modifications are not commercial in nature and are provided for use and operation by church staff for church members only. The existing barrel vaulted roof and tower element exceeds the 35-foot height limit by approximately 12-16 feet. The applicant proposes to lower a portion of the barrel vaulted roof at the rear (east) closest to residential uses to comply with the 35-foot height limit while lowering the tower element to be within the 8-foot additional height, which is allowed pursuant to HBMC Section 17.46.010. This brings the existing non-conforming height at the rear of the building in line with the HBMC. City of Hermosa Beach Printed on 5/3/2022Page 3 of 13 powered by Legistar™83 Staff Report REPORT 18-0253 The number of employees and shifts per day is expected to remain the same with 20 employees at the largest shift with two work shifts per day. The number of seats in the sanctuary is expected to increase slightly from 535 to 539 seats. The maximum number of people on-site at peak time is currently 525 persons, and that is expected to increase to 550 persons. The church performs head counts at every service, maintains counts per service, and prepares a summary sheet which tracks every service in a month. Based on their observations, the applicant expects the number of persons on-site at peak time, which is during holiday services, to remain at 655 persons. The applicant proposes various sustainable elements, including new on-site water treatment methods to be included in site modifications at the existing driveway and at new landscaped areas. The south facing portions of the roof unoccupied by mechanical equipment will receive solar panel installation or appropriate infrastructure rough-ins and structural preparations. The applicant is researching feasibility for passive ventilation and cooling options in conjunction with Building and Fire Code requirements. ANALYSIS PDP and CUP Criteria, Conditions and Standards and C-3 Zoning Standards The purpose of the C-3 zone is to provide opportunities for a full range of office, retail, and service businesses deemed suitable for the city, and appropriate for the PCH and Aviation Blvd. commercial corridors, including businesses not appropriate for other zones because they attract heavy vehicular traffic or have specific adverse impacts. Churches are defined as assembly halls and are conditionally permitted uses in the C-3 zone. The Hermosa Beach Municipal Code (HBMC) defines an assembly hall as any building, or portion of a building, used for public or private gatherings. For example, and without limitation, “ assembly hall" includes convention/meeting halls, business schools, funeral homes, gymnasium/health and fitness centers, educational institutions (K-12), game arcades with five (5) or more machines, miniature golf courses, large day spas, movie theaters, museums, music academies, religious institutions, and skating rinks, whether available for public or private use. Under the Code, a PDP and CUP Amendment are required for this project. The required findings are largely similar under both permits; but, the difference between the two permits is explained below. As specified in HBMC Section 17.58, the purpose and intent of requiring PDP review for development projects is to achieve a reasonable level of quality, compatibility, in harmony with the community’s social, economic and environmental objectives, and to protect existing and potential developments, and uses on adjacent and surrounding property. On a case-by-case basis, the Planning Commission may impose standards above the minimums designated by the zoning ordinance to improve the quality of development and to mitigate any environmental impacts. In addition, HBMC Section 17.40.020 establishes criteria, conditions and standards for reviewing, granting and amending CUPs in order to reduce the potential for adverse secondary land use impacts. HBMC Section 17.26.050 provides standards and limitations for development within the C-3 General Commercial zone. Below is an analysis of project compliance with the combined PDP and CUP criteria, conditions and standards and C-3 zoning standards. 1.Distance from existing residential uses (in relation to negative effects); A 64-unit residential condominium is located immediately east of the subject property at 2411 Prospect Ave. and additional low density residential uses are located southeast of the subject site City of Hermosa Beach Printed on 5/3/2022Page 4 of 13 powered by Legistar™84 Staff Report REPORT 18-0253 behind the 2420 PCH church building. Pursuant to HBMC Section 8.24.040, the City’s Noise Ordinance restricts commercial activities, band rehearsals, and similar noise producing activities that are plainly audible from a residential dwelling unit’s property line from 10:00 p.m. to 8:00 a.m. daily. The applicant proposes indoor operating hours of 7:00 a.m. to 10:00 p.m. daily. The church will maintain existing incidental live entertainment. Conditions of approval include that the project remain in substantial conformance with the proposed church operating days, hours, services and number of attendees and church employees as detailed in the updated Parking Analysis, dated April 5, 2018; that all events and activities be fully contained within the building; all doors and windows shall be fully closed when amplified sound is projected. The proposed building is designed with the customer entrance/exits on the northwest side of the building, as well as a terrace with ancillary outdoor seating along the west PCH frontage, both of which are oriented away from nearby residential uses. Should the church operate in violation of the CUP, the Planning Commission is authorized by the HBMC to review the CUP. While a commercial building adjacent to a residential zone must provide a minimum 8-foot setback with an additional 2 feet for each story over the first on the rear and side yard areas, existing buildings with non-conforming setbacks are allowed to remain. However, all new construction must conform to new requirements. The east (rear) and south (side) of the existing building is adjacent to a residential zone.. Because modifications are proposed to the rear (east elevation) of the building, a 12-foot building setback is required on all floor levels at the rear portion of the building. The proposal is to maintain the existing non-conforming building setback at the south side of the building. Additionally, pursuant to HBMC requirements, the required rear and/or side yard areas adjacent to residential zones will be landscaped (including an automatic watering system) with 24 inch box size Bottle trees, Golden Goddess Bamboo, Bush Lilly, Blue Oat Grass and Carpet Bugle. Lighting will be installed around the building and will be required to be downcast so to not disturb neighboring residential uses. The project includes a condition to require lighting be downcast and be non-disruptive to nearby uses. Lighting shall conform to HBMC Section 17.44.160(C). 2.The amount of existing or proposed off-street parking (facilities)in relation to actual need (and its distance from the proposed use); The applicant proposes a shared parking approach with the subject property at 2420 PCH as well as surrounding applicant-owned properties at 2306, 2510 PCH and 950 Artesia Blvd to provide a total aggregate of 359 on-site parking spaces, and submitted a Parking Analysis prepared by a qualified traffic/parking consultant, which was peer-reviewed by the City’s traffic/parking consultant. The City’s consultant concurred with the conclusion of the Parking Analysis which indicates that the shared parking approach with a total aggregate of 359 on-site parking spaces provided by the aforementioned properties is adequate to support the peak weekday (318 spaces) and peak weekend (341) parking demand. Parking at 2306-2510 PCH and 950 Artesia Blvd. is internally connected so that people can move from one shared parking lot to another without re-accessing the public streets. A proposed companion resolution is attached recommending approval of the applicant’s requested Parking Plan 17-3, and includes a condition of approval that shared parking use signage shall be established in all shared parking lots. For a more detailed parking analysis see Parking Plan analysis below. City of Hermosa Beach Printed on 5/3/2022Page 5 of 13 powered by Legistar™85 Staff Report REPORT 18-0253 3.Location of and distance to churches, schools, hospitals and public playgrounds; Churches, schools, hospitals and public playgrounds are considered sensitive receptors. These are areas where the occupants are more susceptible than the general public to adverse effects of exposure to toxic chemicals, pesticides, other pollutants/contaminants, and noise, Journey of Faith Christian Church and Mira Costa High School are located approximately 500 feet northeast of the subject site. Hope Chapel’s operation does not involve toxic chemicals, pesticides, other pollutants/contaminants. Noise from the church’s operations will be contained within the fully enclosed building. Therefore, adverse impacts are not anticipated. 4.The combination of uses proposed, (as they relate to compatibility); The subject site is located adjacent to other Hope Chapel church owned and operated buildings which include the approximately 10,000 sq. ft. church administration office building at 2306 PCH, the approximately 30,000 sq. ft. Lazy Acres market building at 2510 PCH, and the approximately 15,000 sq. ft. church annex building at 950 Artesia Blvd. Close proximity to these complementary uses facilitates expansion of church related uses due to the ability to share parking facilities with the adjacent buildings. 5.Precautions taken by the owner or operator of the proposed establishment to assure the compatibility of the use with surrounding uses; New permeable paving will be provided as necessary for on-site water retention and treatment pursuant to the City’s Low Impact Development standards. An ADA compliant ramp will be installed leading from the PCH sidewalk to the main entrance. The existing retaining wall which directly abuts the PCH sidewalk is proposed to be stepped back approximately 30” with a landscaped planter to provide a more pedestrian oriented frontage along the PCH frontage. The screened trash enclosure is proposed to be located within the parking structure at the northeast corner of the ground floor level. 6.The relationship of the estimated/(proposed business) generated traffic volume and the capacity (size) and safety of streets serving the area; A Traffic Impact Report was prepared by the applicant’s traffic engineering consultant, peer reviewed and accepted by the City, and approved by the Planning Commission on April 18, 2017. It addressed conversion of the church youth center to the now Lazy Acres supermarket at 2510 PCH, assessed a potential future renovation/expansion at the Hope Chapel Church building located at 2420 PCH, and conversion of a 15,000 sq. ft. building at 950 Artesia Blvd., currently occupied by general office uses, to church annex/offices. The applicant supplied a Traffic Impact Analysis Addendum, dated March 6, 2018, to assess adjustments and clarification of assembly hall (ICAN and UCODE which are educational programs geared towards children and young adults) uses within the annex building located at 950 Artesia Blvd. The addendum was peer reviewed by the City’s Traffic Engineer who confirmed that the changes in use would not result in any significant impacts from traffic generated by the project, either during weekdays or on Sundays (TJW Engineering, March 2018). Access to Hope Chapel is via two shared driveways on the east side of PCH for northbound traffic and three shared driveways on the south side of Artesia Blvd.Both PCH and Artesia Blvd are commercial corridors with high traffic volumes and are capable of accommodating the expected City of Hermosa Beach Printed on 5/3/2022Page 6 of 13 powered by Legistar™86 Staff Report REPORT 18-0253 traffic demand. The Traffic Impact Analysis identifies that new traffic generated by the project will not significantly degrade the level of service at local intersections.Nor will the project’s traffic adversely affect any congestion management program (CMP)intersections or otherwise conflict with the Los Angeles County CMP (TJW Engineering,March 2018).The project will not conflict with plans,policies or ordinances related to other modes of transportation (mass transit,pedestrian,bicycle).It will not alter or obstruct existing or planned bike paths.Nor will it alter or impede access to mass transit facilities.The project will not introduce any hazards to mobility,nor will it impact emergency access to the site. 7.The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; The applicant proposes alterations to all sides of the building façade to provide a modern urban architectural design, which will be in keeping with surrounding recently remodeled properties, such as Hotel Hermosa and the Lazy Acres Natural Market (currently under construction) . Architectural treatment and design elements include a two-story open and glassy entry lobby, glass guardrails surrounding the front terrace, installation of light grey and white concrete and tile, white stucco, vertical shading fins, skylights and daylights to add natural lighting to the building, roof top mechanical screening and new windows and doors. The project includes a condition requiring a sign permit for new signage at the subject site in conformance with HBMC Section 17.50. 8.The number of similar establishments or uses within close proximity to the proposed establishment; Journey of Faith Christian Church on Artesia Boulevard in Manhattan Beach is the nearest church use, approximately 500 feet northeast from the Hope Chapel site. Due to its location on the opposite side of Artesia Boulevard, a major arterial road, the fact that both churches have been in operation at these locations for many years, and the overflow parking available to Hope Chapel on its adjoining properties, impacts associated with concentration of similar establishments are not anticipated. 9.Building and driveway orientation in relation to sensitive uses, e.g., residences and schools; The proposal includes maintaining existing vehicular access points to the site provided by three curb cuts along PCH and four curb cuts along Artesia Blvd. These multiple vehicular ingress/egress points limit impacts to street traffic on PCH and Artesia Blvd. Traffic patterns will be oriented towards the north and west side of the lot where it is least impactful to nearby residences. The proposed project does not include alterations to existing traffic patterns on and around the site as detailed under Criteria 6 above. No impacts are anticipated. 10.Noise, odor, dust and/or vibration that may be generated by the proposed use; The proposed convention hall/auditorium use with existing incidental live entertainment is enclosed and located along the PCH and Artesia Blvd. intersection, a noise-dominated commercial corner, it is not anticipated that other nearby commercial uses, including offices and City of Hermosa Beach Printed on 5/3/2022Page 7 of 13 powered by Legistar™87 Staff Report REPORT 18-0253 commercial center would be affected. Conditions of approval are included in the draft resolution that require: noise emanating from the property shall be within the limitations prescribed by the City’s Noise Ordinance; exterior doors and windows shall remain closed during any incidental live entertainment; the building shall be equipped with air conditioning to maximize sound proofing; and management shall be responsible for maintaining music/entertainment volumes at reasonable levels. The sanctuary room with stage, audio booth and rehearsal room are located on the main/first floor level and at the center of the church and away from windows and doors. Therefore, noise and vibration impacts to the nearest sensitive receptors (residential uses) are not anticipated with the proposed expansion and floor plan modifications. Should noise issues occur, remedies include, but are not limited to, cessation of amplified sound, further limitation on hours, and/or an acoustical study to determine appropriate mitigations such as installation of sound proof materials. Additional vehicular trips generated by the proposed facility expansion will not be great enough to result in a substantial increase in roadway noise.Noise from future activities at the renovated building will not be greater than current conditions.The short duration of noise events generated during construction will temporarily result in increased ambient noise levels,but will not significantly impact the ambient noise environment over the long term or for a significant period of time.Compliance with the City’s Noise Ordinance,will effectively ensure that the project does not exceed adopted standards and successfully avoids significant noise impacts. 11.Impact of the proposed use to the city’s infrastructure, and/or services; The existing site has available utilities and services. The proposed expansion places additional demand on utilities, The Fire Department has provided a condition of approval stating that the applicant shall demonstrate through a Will Serve letter from CalWater, or other solution prepared by a registered engineer, that the water system shall provide the equivalent of 3,250 gpm. The following improvements must be completed as part of the project: water main upgrades, installation of an on-site looped fire line and/or installation of a booster pump system for fire sprinkler system. If the City determines that a booster pump is required, it shall be located below grade within an enclosed room. The site has historically operated as a church, and despite the proposed church expansion demanding additional utilities and services to the site when compared to the existing use, the anticipated increase in demand is anticipated to be minimal. 12.Will the establishment contribute to a concentration of similar outlets in the area; The proposed church expansion will not contribute to a concentration of church uses in the area as the subject site is an addition and remodel to the existing church use located at 2420 PCH. No impacts are anticipated. 13.Adequacy of mitigation measures to minimize environmental impacts in quantitative terms; Because the project is categorically exempt from the California Environmental Quality Act, meeting all of the criteria for Infill Development Projects defined in CEQA Section 15332, environmental mitigation measures are not required. However, the proposed resolution of approval contains standard conditions of approval to ensure compliance with the zoning code and PLAN Hermosa to ensure that the project will be compatible and not result in any significant environmental impacts. City of Hermosa Beach Printed on 5/3/2022Page 8 of 13 powered by Legistar™88 Staff Report REPORT 18-0253 14.Other considerations that, in the judgment of the Planning Commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. The proposal includes improvements to existing landscaping and driveway/walkway improvements at the PCH street frontage. 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. Parking Plan 16-7 (PC Resolution 17-14) was approved by the Planning Commission on April 18, 2017 authorizing shared parking between the church administration office building (2306 PCH), Hope Chapel (2420 PCH), Lazy Acres (2510 PCH) and the church annex building (950 Artesia Blvd.). The approved 2017 Parking Plan accounted for a 24,400 square foot addition to an existing 34,750 square foot church building and assumed the entire 950 Artesia Blvd. building would be occupied by general office uses. However, the applicant has since revised their plans to accommodate a larger expansion of their facilities, and now request a Parking Plan amendment to reflect that. In addition, uses within the church annex building have been clarified, and as such, are determined to be assembly hall uses, ICAN and UCODE. Both educational programs are geared towards children and young adults, most of which are of non-driving age and are dropped off or are disabled and unable to drive. The applicant supplied an updated Parking Analysis, dated April 5, 2018, in which the project was assessed to determine if parking needs would be met by the proposed amount of parking and unique circumstances of the proposed land uses (church, supermarket, church annex, offices). An additional expansion of 1,745 square feet has been accounted for, with the addition totaling 26,145 square foot as opposed to 24,400 square feet which was originally analyzed. The ICAN and UCODE assembly hall uses were also assessed. The updated Parking Analysis estimates the future parking requirements for all proposed uses on the site (church, supermarket, church annex, offices) based upon the application of City Code parking ratios, by considering Hope Chapel’s anticipated operations and church attendance after renovations have been completed, and the use of shared parking methodology that takes into account a mixed use development site’s physical setting. Compared to City Code parking calculations, a program/operations based assessment and a shared parking demand analysis result in a more realistic representation of mixed-use development’s parking needs. The applicant anticipates attendance and operations will be fairly representative of congregation numbers and activity levels in the past. Despite an additional expansion of 1,745 square feet, with the addition totaling 26,145 square feet as opposed to 24,400 square feet, the main sanctuary (primary space used to estimate busiest time periods and parking needs for church uses) will be reduced in size by 349 square feet. City of Hermosa Beach Printed on 5/3/2022Page 9 of 13 powered by Legistar™89 Staff Report REPORT 18-0253 The City’s Traffic and Parking Consultant peer reviewed the updated Parking Analysis against the prior approved parking analysis, dated February 9, 2017 and confirmed that the proposed project and mix of uses (church, supermarket, church annex, offices) would result in less parking demand, which also meant that the parking surplus would increase accordingly. As such, the on-site parking supply will be adequate to support the weekday and weekend peak parking demand. Peak parking demand during the weekday (Friday) is forecast to occur at 7:00 P.M., resulting in a surplus of 55 spaces forecast for the on-site parking supply. Peak parking demand during the weekend (Sunday) is forecast to occur at 12:00 P.M. noon, resulting in a surplus of 58 spaces forecast for the on-site parking supply. The approved Parking Plan requires 358 parking spaces be provided. The church properties (church, office tenants, and church annex) supply 239 spaces (147 dedicated and 92 shared with Lazy Acres) while the Lazy Acres property supplies 119 spaces (66 dedicated and 53 shared with the church properties). The revised Parking Analysis takes into account that the current proposal includes one additional parking space for a total of 359 spaces. The church properties will supply 240 spaces (148 dedicated and 92 shared with Lazy Acres) and Lazy Acres will maintain its supply of 119 spaces with 66 dedicated and 53 shared with the church. The applicant also requests the use of tandem parking, parallel parking and the use of on-site traffic management during peak periods, as mechanisms to provide required parking. Tandem parking will managed by church volunteer staff. The project is conditioned to require middle tandem spaces be reserved for use of long-term visitors and employees and that keys be maintained for valet parking if needed. This service will be provided at peak hours on Fridays, Saturdays and Sundays. During peak parking times (Friday night church service- 6:30 pm to 9:30 pm, Saturday night church service- 5:30 pm to 8:30 pm, Sunday church service- 8:00 am to 1:15 pm) the church has parking volunteers that will help guide Lazy Acres customers and Hope Chapel members to the available parking areas to optimize safe traffic flow and use of all parking spaces. The on-site traffic management program proposes having five to eight church members to direct in-flow and out-flow tandem parking coordination during peak hours and Saturdays and Sundays. Traffic will be directed in a one-way circulation pattern to maintain appropriate flow of traffic and to assist with general circulation. Building Height and Request for Use of Alternate Property Corner Elevation Residential buildings to the rear of the site are constructed at approximately 25 to 30 feet in height (2 to 3 stories), while neighboring commercial buildings along PCH, such as Hotel Hermosa (2515 PCH) across the street, are constructed at approximately 30 to 35 feet in height. The HBMC defines "grade" as any point on a lot which is determined based on existing corner point elevations, taking into consideration significant variations relative to adjacent properties. In cases where there is significant variation in elevations between adjacent properties at corner points, the point of measurement shall be established based on the elevation at the nearest public improvement or an alternative point within 3 horizontal feet which, based on supporting evidence, represents existing unaltered grade.” The existing building sits atop a hill at a higher elevation than all surrounding properties. The topographic survey shows an elevation of 173.25 at the top of the retaining wall at the southwest property corner. The adjacent sidewalk grade is approximately 10 feet lower at an elevation of 163.37. The applicant prepared a seven point case report (attached) which includes a topographic City of Hermosa Beach Printed on 5/3/2022Page 10 of 13 powered by Legistar™90 Staff Report REPORT 18-0253 survey, soil boring, assessment of surrounding building heights on-site and on the adjacent property to the south, site history and photographs, and requests that an alternative property corner elevation of 172.56 be used to base building height. As such, the applicant requests the Planning Commission determine whether the supporting evidence is appropriate, and whether an alternate southwest property corner elevation of 172.56 may be used for purposes of basing building height. Environmental Determination: Staff finds the project to be categorically exempt from the California Environmental Quality Act as it meets all of the criteria for Infill Development Projects defined in CEQA Section 15332 because: 1.The project is consistent with applicable General Plan designation and policies as well as applicable zoning designation and regulations; 2.The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; 3.The project site has no value as habitat for endangered, rare or threatened species; 4.Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and 5.The site can be adequately served by all required utilities and public services because this is an existing church use that is expanding and all utilities have capacity for the increased use. The project is conditioned to require the applicant demonstrate through a Will Serve letter from CalWater, or other solution prepared by a registered engineer and to the satisfaction of the City’s Public Works Department and the Los Angeles County Fire Department, that the water system can adequately serve the site. General Plan Consistency: The church is located within the Gateway Commercial General Plan land use area. The Gateway Commercial designation is located at key entryways and intersections to Hermosa Beach to offer a greater variety of employment, retail, and economic activity to the community. The Gateway Commercial designation also plays a role in providing services and amenities to visitors and the region by encouraging hotels and larger employment centers to be located in this area. With the Gateway Commercial designation appropriately applied to larger sites, they are intended to provide both commercial services as well as facilities that benefit the local community. Appropriate land uses in the Gateway Commercial designation include public assembly, recreational, and other community facilities which are determined to be compatible with and oriented towards enhancing the gateway commercial district. Parking facilities are to serve on-site uses and are encouraged to explore shared parking agreements with nearby commercial uses to encourage a ‘park once’ strategy. The Gateway Commercial designation establishes an intensity range of 1.0 to 2.0 floor area ratio. The proposed project has a floor area ratio of 1.35 which is consistent with the General Plan. General Plan Character Area The site is located within the General Plan character area identified as the Pacific Coast Highway Corridor, which is to serve as the primary entry point into the city as well as a pass-through corridor between Manhattan Beach and the Palos Verdes Peninsula. The intent of this character area is to enhance building design and form, transform streetscapes and gateways to serve pedestrians and improve vehicular circulation. Consolidated parking facilities are to be added at key locations along City of Hermosa Beach Printed on 5/3/2022Page 11 of 13 powered by Legistar™91 Staff Report REPORT 18-0253 the corridor. The intended distribution of land uses includes a mix of office and commercial uses along the corridor to serve both local residents and the region, which are organized around key activity nodes, with limited residential uses. The designed form and character for this character area provides flexibility in design as long as city- wide and project level connectivity standards are met, the uses do not adversely affect adjacent uses, and accommodations are made for pedestrians, bicycle and transit users. Parking is to be arranged along sides or underneath buildings. The public realm design for this area calls for improvements to sidewalk to make PCH more welcoming and accessible to pedestrians. The existing and proposed church assembly hall and community facility uses are considered appropriate uses within this area, and with use of shared parking, compatibility with adjacent uses, its location along a transit-supported arterial, and improvements to the public realm, the proposed modifications are consistent with the goals and the following policies of the General Plan: Land Use policies 1.1 (diverse and distributed land use pattern), 1.2 (focused infill potential), 1.3 (access to daily activities), 1.5 (balance resident and visitor needs), 1.6 (scale and context). 1.10 (transition between uses), 2.8 (neighborhood transitions), 4.4 (unique architectural design), 4.8 (neighborhood buffer), 4.9 (streetscape enhancements), 4.10 (pedestrian access), 13.2 (social and health needs) and Mobility policies 3.1 (enhance public right-of-ways), 3.10 (require ADA standards), 3.11 (site specific conditions), 4.1 (shared parking), and 7.5 (appropriate sidewalk widths). 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 Based on the analysis above, the proposed Precise Development Plan 17-11, Conditional Use Permit Amendment 17-4 and Parking Plan Amendment 17-3, as conditioned, are consistent with the zoning code and PLAN Hermosa. It should be noted the draft resolutions of approval are updated with the most current language for standard and required conditions that reflect the current codes. Staff recommends the Planning Commission adopt the attached resolutions approving the PDP, CUP Amendment, and Parking Plan Amendment determining that the project is categorically exempt from the California Environmental Quality Act (CEQA). Staff also recommends the Planning Commission find that the supporting evidence is appropriate, and the alternate southwest property corner elevation of 172.56 may be used for purposes of basing building height. Attachments: 1.Aerial Photo of Project Site and Shared Parking Plan Properties 2.Draft Resolution of Approval for Proposed CUP Amendment and PDP 3.Draft Resolution of Approval for Proposed Parking Plan Amendment 4.Exhibit A Updated Parking Analysis, April 5, 2018 5.Hope Chapel Project Description City of Hermosa Beach Printed on 5/3/2022Page 12 of 13 powered by Legistar™92 Staff Report REPORT 18-0253 6.Hope Chapel Project Plans 7.Traffic Impact Analysis Addendum 8.Building Height Justification 9.Topographic Survey 10.Soils Boring Report 11.Site Photos 12.Planning Commission Resolution 98-52 (to be superseded) 13.Planning Commission Parking Plan Reso 17-14 (to be superseded) 14.Public Notification 500 Foot Radius Map 15.Public Notification Legal Posters Respectfully Submitted by: Nicole Ellis, Associate Planner Concur: Kim Chafin, Planning Manager Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 13 of 13 powered by Legistar™93 Areial Photo of Project Site and Shared Parking Plan Properties Shared Parking Plan Properties Hope Chapel Project Site 950 Artesia Blvd. Commercial Building 2520 PCH Lazy Acres Grocery Building 2420 PCH Hope Chapel Church Building 2306 PCH Hope Chapel Admin Office Building 94 1 P.C. RESOLUTION 18-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT AMENDMENT 17-4 AND PRECISE DEVELOPMENT PLAN 17-11 TO ALLOW A CUMULATIVE APPROXIMATELY 26,000 GROSS SQ. FT. ADDITION IN CONJUNCTION WITH A RELIGIOUS INSTITUTION (HOPE CHAPEL) TO INCLUDE A WORSHIP AND CONGREGATION HALL, MEETING SPACES, FELLOWSHIP SPACE AND YOUTH CENTER AT AN EXISTING APPROXIMATELY 35,000 SQ. FT. BUILDING FOR A TOTAL OF APPROXIMATELY 61,000 GROSS SQ. FT. LOCATED AT 2420 PACIFIC COAST HIGHWAY AND USE OF AN ALTERNATIVE PROPERTY CORNER POINT ELEVATION FOR PURPOSES OF DETERMINING BUILDING HEIGHT, WITH LESS THAN REQUIRED PARKING BASED ON SHARED PARKING WITH PARKING LOTS AT 950 ARTESIA BOULEVARD AND 2306, 2420 AND 2510 PACIFIC COAST HIGHWAY; 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 by Hope Chapel (International Church of the Foursquare Gospel) on June 21, 2016 requesting approval of Conditional Use Permit amendment 17-4 and Precise Development Plan 17-11 to allow a cumulative approximately 26,000 gross sq. ft. addition in conjunction with a religious institution (Hope Chapel) with existing incidental live entertainment to include a worship and congregation hall, meeting spaces, fellowship space and youth center at an existing approximately 35,000 sq. ft. building for a total of approximately 61,000 gross sq. ft. located at 2420 Pacific Coast Highway and use of an alternative property corner point elevation for purposes of determining building height, with less than required parking based on shared parking with parking lots at 950 Artesia Boulevard and 2306, 2420 and 2510 Pacific Coast Highway; and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Section 2. The Planning Commission conducted duly noticed public hearings to consider the application on April 17, 2018, at which time testimony and evidence, both oral and written, was presented to and considered by the Planning Commission. Section 3. Pursuant to the California Environmental Quality Act, the project is categorically exempt from the California Environmental Quality Act as it meets all of the criteria for In-fill Development Projects defined in CEQA Section 15332 because: 1. The project is consistent with applicable General Plan designation and policies as well as applicable zoning designation and regulations; 2. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; 3. The project site has no value as habitat for endangered, rare or threatened species; 4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and 5. The site can be adequately served by all required utilities and public services because this is an existing church use that is expanding and all utilities have capacity for the increased use. The project is conditioned to require the applicant demonstrate through a Will Serve letter from CalWater, or other solution prepared by a registered engineer and to the satisfaction of the 95 2 City’s Public Works Department and the Los Angeles County Fire Department, that the water system can adequately serve the site. Section 4. Based on the testimony and evidence received, the Planning Commission makes the following findings pertaining to the application for the Conditional Use Permit amendment and Precise Development Plan pursuant to the combined criteria in Hermosa Beach Municipal Code (HBMC) Sections 17.40 and 17.58 and evaluation of project compliance with the C-3 development standards pursuant to HBMC Section 17.26.050: 1. Distance from existing residential uses (in relation to negative effects); A 64-unit residential condominium is located immediately east of the subject property at 2411 Prospect Ave. and additional low density residential uses are located southeast of the subject site behind the 2420 PCH church building. Pursuant to HBMC Section 8.24.040, the City’s Noise Ordinance restricts commercial activities, band rehearsals, and similar noise producing activities that are plainly audible from a residential dwelling unit’s property line from 10:00 p.m. to 8:00 a.m. daily. The applicant proposes indoor operating hours of 7:00 a.m. to 10:00 p.m. daily. Conditions of approval include that the project remain in substantial conformance with the proposed church operating days, hours, services and number of attendees and church employees as detailed in the updated Parking Analysis, dated April 5, 2018; that all events and activities be fully contained within the building; all doors and windows shall be fully closed when amplified sound is projected. The proposed building is designed with the customer entrance/exits on the northwest side of the building, as well as a terrace with ancillary outdoor seating along the west PCH frontage, both of which are oriented away from nearby residential uses. Should the church operate in violation of the CUP, the Planning Commission is authorized by the HBMC to review the CUP. While a commercial building adjacent to a residential zone must provide a minimum 8-foot setback with an additional 2 feet for each story over the first on the rear and side yard areas, existing buildings with non-conforming setbacks are allowed to remain. However, all new construction must conform to new requirements. The east (rear) and south (side) of the existing building is adjacent to a residential zone.. Because modifications are proposed to the rear (east elevation) of the building, a 12-foot building setback is required on all floor levels at the rear portion of the building. The proposal is to maintain the existing non-conforming building setback at the south side of the building. Additionally, pursuant to HBMC requirements, the required rear and/or side yard areas adjacent to residential zones will be landscaped (including an automatic watering system) with 24 inch box size Bottle trees, Golden Goddess Bamboo, Bush Lilly, Blue Oat Grass and Carpet Bugle. Lighting will be installed around the building and will be required to be downcast so to not disturb neighboring residential uses. The project includes a condition to require lighting be downcast and be non-disruptive to nearby uses. Lighting shall conform to HBMC Section 17.44.160(C). 2. The amount of existing or proposed off-street parking (facilities)in relation to actual need (and its distance from the proposed use); The applicant proposes a shared parking approach with the subject property at 2420 PCH as well as surrounding applicant-owned properties at 2306, 2510 PCH and 950 Artesia Blvd to provide a total aggregate of 359 on-site parking spaces, and submitted a Parking Analysis prepared by a qualified traffic/parking consultant, which was peer-reviewed by the City’s traffic/parking consultant. The City’s consultant concurred with the conclusion of the Parking Analysis which indicates that the shared parking approach with a total aggregate of 359 on-site parking spaces provided by the 96 3 aforementioned properties is adequate to support the peak weekday (318 spaces) and peak weekend (341) parking demand. Parking at 2306-2510 PCH and 950 Artesia Blvd. is internally connected so that people can move from one shared parking lot to another without re-accessing the public streets. A proposed companion resolution is attached recommending approval of the applicant’s requested Parking Plan 17-3, and includes a condition of approval that shared parking use signage shall be established in all shared parking lots. For a detailed parking analysis see Parking Plan 17-3 resolution. 3. Location of and distance to churches, schools, hospitals and public playgrounds; Churches, schools, hospitals and public playgrounds are considered sensitive receptors. These are areas where the occupants are more susceptible than the general public to adverse effects of exposure to toxic chemicals, pesticides, other pollutants/contaminants, and noise, Journey of Faith Christian Church and Mira Costa High School are located approximately 500 feet northeast of the subject site. Hope Chapel’s operation does not involve toxic chemicals, pesticides, other pollutants/contaminants. Noise from the church’s operations will be contained within the fully enclosed building. Therefore, adverse impacts are not anticipated. 4. The combination of uses proposed, (as they relate to compatibility); The subject site is located adjacent to other Hope Chapel church owned and operated buildings which include the approximately 10,000 sq. ft. church administration office building at 2306 PCH, the approximately 30,000 sq. ft. Lazy Acres market building at 2510 PCH, and the approximately 15,000 sq. ft. church annex building at 950 Artesia Blvd. Close proximity to these complementary uses facilitates expansion of church related uses due to the ability to share parking facilities with the adjacent buildings. 5. Precautions taken by the owner or operator of the proposed establishment to assure the compatibility of the use with surrounding uses; New permeable paving will be provided as necessary for on-site water retention and treatment pursuant to the City’s Low Impact Development standards. An ADA compliant ramp will be installed leading from the PCH sidewalk to the main entrance. The existing retaining wall which directly abuts the PCH sidewalk is proposed to be stepped back approximately 30” with a landscaped planter to provide a more pedestrian oriented frontage along the PCH frontage. The screened trash enclosure is proposed to be located within the parking structure at the northeast corner of the ground floor level. 6. The relationship of the estimated/(proposed business) generated traffic volume and the capacity (size) and safety of streets serving the area; A Traffic Impact Report was prepared by the applicant’s traffic engineering consultant, peer reviewed and accepted by the City, and approved by the Planning Commission on April 18, 2017. It addressed conversion of the church youth center to the now Lazy Acres supermarket at 2510 PCH, assessed a potential future renovation/expansion at the Hope Chapel Church building located at 2420 PCH, and conversion of a 15,000 sq. ft. building at 950 Artesia Blvd., currently occupied by general office uses, to church annex/offices. The applicant supplied a Traffic Impact Analysis Addendum, dated March 6, 2018, to assess adjustments and clarification of assembly hall (ICAN and UCODE which are educational programs geared towards children and young adults) uses within the annex building located at 950 Artesia Blvd. The addendum was peer reviewed by the City’s Traffic Engineer who confirmed that the 97 4 changes in use would not result in any significant impacts from traffic generated by the project, either during weekdays or on Sundays (TJW Engineering, March 2018). Access to Hope Chapel is via two shared driveways on the east side of PCH for northbound traffic and three shared driveways on the south side of Artesia Blvd. Both PCH and Artesia Blvd are commercial corridors with high traffic volumes and are capable of accommodating the expected traffic demand. The Traffic Impact Analysis identifies that new traffic generated by the project will not significantly degrade the level of service at local intersections. Nor will the project’s traffic adversely affect any congestion management program (CMP) intersections or otherwise conflict with the Los Angeles County CMP (TJW Engineering, March 2018). The project will not confl ict with plans, policies or ordinances related to other modes of transportation (mass transit, pedestrian, bicycle). It will not alter or obstruct existing or planned bike paths. Nor will it alter or impede access to mass transit facilities. The project will not introduce any hazards to mobility, nor will it impact emergency access to the site. 7. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; The applicant proposes alterations to all sides of the building façade to provide a modern urban architectural design, which will be in keeping with surrounding recently remodeled properties, such as Hotel Hermosa and the Lazy Acres Natural Market (currently under construction) . Architectural treatment and design elements include a two-story open and glassy entry lobby, glass guardrails surrounding the front terrace, installation of light grey and white concrete and tile, white stucco, vertical shading fins, skylights and daylights to add natural lighting to the building, roof top mechanical screening and new windows and doors. The project includes a condition requiring a sign permit for new signage at the subject site in conformance with HBMC Section 17.50. 8. The number of similar establishments or uses within close proximity to the proposed establishment; Journey of Faith Christian Church on Artesia Boulevard in Manhattan Beach is the nearest church use, approximately 500 feet northeast from the Hope Chapel site. Due to its location on the opposite side of Artesia Boulevard, a major arterial road, the fact that both churches have been in operation at these locations for many years, and the overflow parking available to Hope Chapel on its adjoining properties, impacts associated with concentration of similar establishments are not anticipated. 9. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools; The proposal includes maintaining existing vehicular access points to the site provided by three curb cuts along PCH and four curb cuts along Artesia Blvd. These multiple vehicular ingress/egress points limit impacts to street traffic on PCH and Artesia Blvd. Traffic patterns will be oriented towards the north and west side of the lot where it is least impactful to nearby residences. The proposed project does not include alterations to existing traffic patterns on and around the site as detailed under Criteria 6 above. No impacts are anticipated. 10. Noise, odor, dust and/or vibration that may be generated by the proposed use; 98 5 The proposed convention hall/auditorium use is enclosed and located along the PCH and Artesia Blvd. intersection, a noise-dominated commercial corner, it is not anticipated that other nearby commercial uses, including offices and commercial center would be affected. Conditions of approval are included in the draft resolution that require: noise emanating from the property shall be within the limitations prescribed by the City’s Noise Ordinance; exterior doors and windows shall remain closed during any incidental live entertainment; the building shall be equipped with air conditioning to maximize sound proofing; and management shall be responsible for maintaining music/entertainment volumes at reasonable levels. The sanctuary room with stage, audio booth and rehearsal room are located on the main/first floor level and at the center of the church and away from windows and doors. Therefore, noise and vibration impacts to the nearest sensitive receptors (residential uses) are not anticipated with the proposed expansion and floor plan modifications. Should noise issues occur, remedies include, but are not limited to, cessation of amplified sound, further limitation on hours, and/or an acoustical study to determine appropriate mitigations such as installation of sound proof materials. Additional vehicular trips generated by the proposed facility expansion will not be great enough to result in a substantial increase in roadway noise. Noise from future activities at the renovated building will not be greater than current conditions. The short duration of noise events generated during construction will temporarily result in increased ambient noise levels, but will not significantly impact the ambient noise environment over the long term or for a significant period of time. Compliance with the City’s Noise Ordinance, will effectively ensure that the project does not exceed adopted standards and successfully avoids significant noise impacts. 11. Impact of the proposed use to the city’s infrastructure, and/or services; The existing site has available utilities and services. The proposed expansion places additional demand on utilities, The Fire Department has provided a condition of approval stating that the applicant shall demonstrate through a Will Serve letter from CalWater, or other solution prepared by a registered engineer, that the water system shall provide the equivalent of 3,250 gpm. The following improvements must be completed as part of the project: water main upgrades, installation of an on-site looped fire line and/or installation of a booster pump system for fire sprinkler system. If the City determines that a booster pump is required, it shall be located below grade within an enclosed room. The site has historically operated as a church, and despite the proposed church expansion demanding additional utilities and services to the site when compared to the existing use, the anticipated increase in demand is anticipated to be minimal. 12. Will the establishment contribute to a concentration of similar outlets in the area; The proposed church expansion will not contribute to a concentration of church uses in the area as the subject site is an addition and remodel to the existing church use located at 2420 PCH. No impacts are anticipated. 13. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms; Because the project is categorically exempt from the California Environmental Quality Act, meeting all of the criteria for Infill Development Projects defined in CEQA Section 15332, environmental mitigation measures are not required. However, the proposed resolution of approval contains standard conditions of approval to ensure compliance with the zoning code and PLAN Hermosa to ensure that the project will be compatible and not result in any significant environmental impacts. 99 6 14. Other considerations that, in the judgment of the Planning Commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. The proposal includes improvements to existing landscaping and driveway/walkway improvements at the PCH street frontage. Section 5. Based on the foregoing, the Planning Commission hereby approves the proposed Conditional Use Permit Amendment 17-4 and Precise Development Plan 17-11 subject to the following Conditions of Approval: 1. All previous Planning Commission Resolutions pertaining to the subject property at 2420 Pacific Coast Highway (including PC 89-09 and PC 11-18) shall hereby be rescinded, and the Conditional Use Permit amendment and Precise Development Plan for the property at 2420 Pacific Coast Highway shall be governed exclusively by the provisions herein. 2. The proposed modifications to the building and uses shall be substantially consistent with plans and application submitted and approved by the Planning Commission on April 17, 2018. 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 of church services and/or additional assembly type uses which alter the primary function of the use as church (assembly hall use) shall be subject to review and approval by the Planning Commission. Any modifications or alterations to the south property line block wall must be reviewed and approved by the Planning Commission. 3. Architectural treatments and accessory facilities shall be as shown on building elevations, site and floor plans approved by Planning Commission on April 17, 2018. Precise building height compliance shall be reviewed at the time of plan check, to the satisfaction of the Community Development Director. 4. The architectural tower, elevator housing and roof mounted mechanical equipment shall be subject to the development standards of HBMC Section 17.46.010. Roof elements listed in HBMC Section 17.46.010 are governed by the California Building Code and may exceed the height limit only by the minimum amount necessary to comply with the California Building Code standards and shall cover no more than five (5) percent of the total roof area. 5. All exterior lighting shall be downcast and fully shielded, and illumination shall be contained within the property boundaries. Lighting shall be energy-conserving and motion detector lighting shall be used for all lighting except low-level (three feet or less in height) security lighting and porch lights. Lamp bulbs and images shall not be visible from within any onsite or offsite residential unit. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the Building Official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. 6. Lighting for signage must be downcast and non-disruptive to nearby uses and compliant with HBMC Section 17.50 (Signs). 100 7 7. A sign permit shall be obtained for new signage at the subject site in conformance with HBMC Section 17.50. Shared parking use signage shall be established in all shared parking lots consistent with the conditions of approval to the satisfaction of the Community Development Director. 8. Two copies of a final landscape plan, consistent with landscape plans approved by the Planning Commission, indicating size, type, quantity and characteristics of landscape materials shall be submitted to the Community Development Department and Planning Division for review and approval prior to the issuance of Building Permits. The final plan shall also include the following: a. A minimum 12-foot wide landscape planter with automatic irrigation shall be provided and maintained along the east (rear) property line. b. The applicant shall provide a landscape plan to comply with Hermosa Beach Municipal Code Sections 17.22.060(H) and 8.60.070 to the satisfaction of the Community Development Director and Director of Public Works. c. An automatic landscape sprinkler system consistent with Hermosa Beach Municipal Code Section 17.22.060(H) shall be provided, and shall be shown on plans (Building Permits are required). 9. The plans shall comply with Hermosa Beach Municipal Code Section 8.44.095 and install permeable surfaces in the parking lot and other non-landscaped areas to the maximum extent feasible. If providing water-permeable surfaces on at least 50% of exterior surface area is not feasible and incorporating measures in 8.44.095 to the extent practicable to infiltrate the volume of runoff produced by a 0.80 inch twenty -four (24) hour rain event, then the applicant shall infiltrate runoff on-site. In the event that subsurface infiltration is required, plans shall designate the exact location of the subsurface infiltration system, the applicant shall enter into a maintenance agreement with the City (prior to final map approval) for the ongoing infiltration, and provide a surety bond to the City to guarantee that on-site, subsurface infiltration is achieved. The amount of the bond shall be determined by the Building Division. All other drainage shall be routed to an off -site facility or on-site permeable area approved by the City. To the extent possible, a portion of roof drainage shall be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk. 10. If the drainage of surface waters onto the property requires a sump pump to discharge said waters onto the street, the property owner(s) shall record an agreement to assume the risk associated with use and operation of said sump pump, release the City from any liability, and indemnify the City regarding receipt of surface waters from the property. The recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy. 11. The property shall demonstrate the provision of enclosed solid waste facilities prior to Certificate of Final Occupancy and compliance shall be maintained with HBMC Section 8.12.220. 12. Permitted services, including incidental live entertainment, and hours of operation shall be limited to those provided in the Parking Analysis, dated April 5, 2018 as follows: 101 8 Monday  Church open from 5:30 PM to 9:30 PM  Ministry Classes, 6:00 PM to 9:00 PM, held in church classrooms (approximately25 adults) Tuesday  Church open from 8:00 AM to 10:00 PM  Women’s Bible Study, 9:00 AM to 11:00 AM, held in main sanctuary (approximately 70 adults and 15 employees)  Children’s Program/Nursery, 9:00 AM to 11:00 AM, held in children’s classrooms (approximately 20 children/non-drivers)  Tuesday Night Church Service, 6:30 PM to 9:30 PM, held in main sanctuary (approximately 150 adults and 15 employees)  Youth/High School Program, 6:30 PM to 9:30 PM, held in youth program area (approximately 80 youths/ non-drivers). Wednesday  Church open from 8:00 AM to 10:00 PM  Women’s Bible Study, 9:00 AM to 11:00 AM, held in main sanctuary (approximately 70 adults and 15 employees)  Children’s Program/Nursery, 9:00 AM to 11:00 AM, held in children’s classrooms (approximately 20 children/non-drivers)  Ministry Classes, 6:30 PM to 9:30 PM, held in church classrooms (approximately 70 adults and 10 employees)  Children’s Program/Nursery, 6:30 PM to 9:30 PM, held in children’s classrooms (approximately 20 children/non-drivers) Thursday  Church open from 8:00 AM to 10:00 PM Ministry Classes, 6:30 PM to 9:30 PM, held in church classrooms (approximately  60 adults and 10 employees)  Children’s Program/Nursery, 6:30 PM to 9:30 PM, held in children’s classrooms (approximately 20 children/non-drivers) Friday  Church open from 8:00 AM to 10:00 PM  Friday Night Church Service, 6:30 PM to 9:30 PM, held in main sanctuary (approximately 400 adults and 15 employees)  Youth/Jr. High School Program, 6:30 PM to 9:30 PM, held in youth program area (approximately 125 youths/ non-drivers).  Children’s Program/Nursery, 6:30 PM to 9:30 PM, held in children’s classrooms (approximately 75 children/non-drivers) Saturday  Church open from 8:00 AM to 10:00 PM  Saturday Night Church Service, 5:30 PM to 8:30 PM, held in main sanctuary (approximately 350 adults and 15 employees)  Children’s Program/Nursery, 5:30 PM to 8:30 PM, held in children’s classrooms (approximately 100 children/non-drivers) Sunday  Church open from 7:00 AM to 10:00 PM 102 9  Sunday Morning First Church Service, 8:00 AM to 10:00 AM, held in main sanctuary (approximately 400 adults and 15 employees)  Children’s Program/Nursery, 7:30 AM to 10:15 AM, held in children’s classrooms (approximately 100 children/non-drivers)  Sunday Morning Second Church Service, 11:00 AM to 1:15 PM, held in main sanctuary (approximately 450 adults and 15 employees)  Children’s Program/Nursery, 10:15 AM to 1:30 PM, held in children’s classrooms (approximately 150 children/non-drivers)  Ministry Classes, 6:30 PM to 9:30 PM, held in church classrooms (approximately 60 adults and 10 employees) 16. All uses shall be conducted indoors with the exception of the limited outdoor seating provided at the terrace fronting Pacific Coast Highway and administratively approved temporary minor special events in conformance with HBMC Section 17.42.150. 17. Limited outdoor seating provided at the terrace fronting Pacific Coast Highway shall not be used between the hours of 10:00 p.m. and 8:00 a.m. daily. 18. Cafes shall not be used for commercial use and shall be used and operated by church staff for church members only. 19. 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, and/or commercial establishments. 20. The process of loading, unloading, opening, closing or other handling of boxes, crates, containers, building materials, garbage cans or similar objects between the hours of 10:00 p.m. and 8:00 a.m. daily in such a manner as to cause noise disturbance, except for solid waste collection by a franchised collector is prohibited pursuant to the City’s Noise Ordinance, HBMC Section 8.24.040. 21. Exterior doors and windows shall remain closed during any incidental live entertainment. The building shall be equipped with air conditioning to maximize sound proofing. Management shall be responsible for maintaining music/entertainment volumes at reasonable levels. 22. Noise attenuation measures shall be implemented by the applicant, to the satisfaction of the Community Development Director including: a. Installation of sound dampening double paned insulated glass; and b. Construction of fully insulated framed concrete or masonry building walls. 23. No entertainment, music, speakers, televisions, or audio or visual media of any type, whether amplified or unamplified, shall be provided outdoors or situated so as to be clearly visible to the public right-of-way (sidewalk), with the exception of administratively approved temporary minor special events in conformance with HBMC Section 17.42.150. 103 10 24. The access door on Borden Street shall be locked from both the interior and exterior at all times and shall be limited to use by church employees with designated keys. The access door on Borden Street shall not be used as a general access door. 25. A manager who is aware of the conditions of this Conditional Use Permit and Precise Development Plan shall be on the premises during business hours. The Conditional Use Permit and Precise Development Plan shall be maintained on the premises in a location where employees can easily read the conditions. 26. The establishment shall not adversely affect the welfare of the residents, and/or commercial and residential establishments nearby. 27. The exterior of the premises shall be maintained in a neat and clean manner, and maintained free of graffiti at all times. 28. The project and operations shall comply with all requirements of the Building Division, Public Works Department and Fire Department, and the City of Hermosa Beach Municipal Code. a. The applicant shall submit a plan for occupant load calculation and approval prior to issuance of the Certificate of Final Occupancy. 29. The applicant shall submit a demolition and construction management plan for review and approval to the City Building Official at time of Building Permit submittal. 30. Building plans shall be submitted to the Los Angeles County Fire Department for review and approval. Final fire inspections shall be coordinated with the Los Angeles County Fire Department. 31. The applicant shall demonstrate through a Will Serve letter from CalWater, or other solution prepared by a registered engineer and to the satisfaction of the City’s Public Works Department and the Los Angeles County Fire Department, that the water system shall provide the equivalent of 3,250 gpm. All of the following improvements shall be completed as part of the project: water main upgrades, installation of an on-site looped fire line and/or installation of a booster pump system for fire sprinkler system, to the satisfaction of the City’s Public Works Department and the Los Angeles County Fire Department. If a booster pump is required then it shall be located below grade and in an enclosed room, to the satisfaction of the City’s Public Works Department and Los Angeles County Fire Department. 32. The fire lane route between 2510 Pacific Coast Highway (currently Lazy Acres) and the residential property to the east shall display no parking signs to the satisfaction of the Los Angeles County Fire Department. 33. Civil engineering plans shall be prepared by a licensed civil engineer and conceptually approved by the Public Works Department prior to submitting an application for Building Permits. Complete civil engineering plans shall address grading, undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements, on - site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all 104 11 other improvements necessary to comply with the Municipal Code and Public Works specifications and shall be filed with the Community Development Department. 34. Civil engineering plans shall include adjacent properties/structures, sewer laterals, a nd storm drain main lines on street. 35. Project construction shall protect private and public property in compliance with Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including if required, an approved Residential or Commercial Encroachment Permit. 36. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid elevations must be submitted prior to grading and plan check. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 37. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 38. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44). Implement required Low Impact Development Standards, provide calculations and documents i.e. Appendix D and E of the Storm Water LID Guidelines, submit at time of grading and plan check along with an erosion control plan. 39. The practice of washing and rinsing floor mats, equipment, tables, etc., or discharge of any liquids, other than Stormwater, onto the public right-of-way, into the parking lot drain or storm drains, is strictly prohibited. Discharge of liquids or wash water shall be limited to the sanitary sewer. 40. Exterior and interior water use shall comply with Chapter 8.56. 41. Pursuant to HBMC Section 17.48, nonresidential development of twenty-five thousand (25,000) square feet or more shall provide the following transportation management features to facilitate use of alternative transportation modes by employees to the satisfaction of the City’s Community Development Director: a. A bulletin board, display case or kiosk displaying transportation information located where the greatest number of employees are likely to see it. Information in the area shall include, but is not limited to, the following:  Current maps, routes and schedules for public transit routes serving the site;  Telephone numbers for referrals on transportation information including numbers for the regional ridesharing agency and local transit operators;  Ridesharing promotional material supplied by commuter-oriented organizations;  Bicycle route and facility information, including regional/local bicycle maps and bicycle safety information; 105 12  A listing of facilities available for carpoolers, vanpoolers, bicyclists, transit riders and pedestrians at the site. 42. Prior to issuance of a Building Permit, abutting property owners and residents within 100 feet of the project site shall be notified of the anticipated date for commencement of construction. a. The form of the notification shall be provided by the Planning Division of the Community Development Department. b. Building permits shall not be issued until the applicant provides an affidavit certifying mailing of the notice. c. Project construction shall conform to the Noise Control Ordinance requirements in Section 8.24.050. Allowed hours of construction shall be printed on the building plans and posted at the construction site. d. During construction traffic control measures, including flagmen, shall be utilized to preserve public health, safety, and welfare. 43. The subject property shall be developed, maintained and operated in full compliance with the conditions of this permit 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. 44. Prior to the submittal of structural plans to the Building Division for plan check 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. 45. The applicant shall submit all required plans and reports to comply with the City’s construction debris recycling program including manifests from both the recycler and County landfill; at least 65% of demolition debris associated with demolition of the existing improvements and new construction shall be recycled. 46. The Planning Commission may review this Precise Development Plan and Conditional Use Permit 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. 47. Approval of this permit shall expire thirty-six (36) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. Section 6. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community 106 13 Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this permit. The Precise Development Plan and Conditional Use Permit shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 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 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 decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. No. 18-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 April 17, 2018. ______________________________ ______________________________ Rob Saemann, Chairman Ken Robertson, Secretary April 17, 2018 Date 107 1 P.C. RESOLUTION 18-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PARKING PLAN AMENDMENT (PARK 17-3) FOR A CUMULATIVE APPROXIMATELY 26,000 GROSS SQ. FT. ADDITION IN CONJUNCTION WITH A RELIGIOUS INSTITUTION (HOPE CHAPEL) TO INCLUDE A WORSHIP AND CONGREGATION HALL, MEETING SPACES, FELLOWSHIP SPACE AND YOUTH CENTER AT AN EXISTING APPROXIMATELY 35,000 SQ. FT. BUILDING FOR A TOTAL OF APPROXIMATELY 61,000 GROSS SQ. FT. LOCATED AT 2420 PACIFIC COAST HIGHWAY WITH LESS THAN REQUIRED PARKING BASED ON SHARED PARKING WITH PARKING LOTS AT 950 ARTESIA BOULEVARD AND 2306, 2420 AND 2510 PACIFIC COAST HIGHWAY; 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 by Hope Chapel (International Church of the Foursquare Gospel) on June 21, 2016, requesting approval of Parking Plan amendment 17-3 to authorize shared parking via use of the aggregate total of 359 parking spaces located at the church administration office building at 2306 Pacific Coast Highway, the Hope Chapel building at 2420 Pacific Coast Highway, the Lazy Acres Natural Market at 2510 Pacific Coast Highway and the church annex building at 950 Artesia Boulevard. The Planning Commission conducted duly noticed public hearings on November 15, 2016 and April 18, 2017, to consider a request for shared parking between the church administration office building (2306 PCH), Hope Chapel (2420 PCH), Lazy Acres (2510 PCH) and the church annex building (950 Artesia Blvd.).On April 18, 2017, the Planning Commission approved Parking Plan 16-7 (PC Resolution 17-14) authorizing shared parking between the church administration office building (2306 PCH), Hope Chapel (2420 PCH), Lazy Acres (2510 PCH) and the church annex building (950 Artesia Blvd.) for a total of 358 on-site parking spaces. In conjunction with the Hope Chapel expansion project, the church has submitted a request to modify the Parking Plan. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application on April 17, 2018, at which time testimony and evidence, both oral and written, was presented to and considered by the Planning Commission. Section 3. Pursuant to the California Environmental Quality Act, the project is categorically exempt from the California Environmental Quality Act as it meets all of the criteria for In-fill Development Projects defined in CEQA Section 15332 because: 1. The project is consistent with applicable General Plan designation and policies as well as applicable zoning designation and regulations; 2. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; 3. The project site has no value as habitat for endangered, rare or threatened species; 108 2 4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and 5. The site can be adequately served by all required utilities and public services because this is an existing church use that is expanding and all utilities have capacity for the increased use. The project is conditioned to require the applicant demonstrate through a Will Serve letter from CalWater, or other solution prepared by a registered engineer and to the satisfaction of the City’s Public Works Department and the Los Angeles County Fire Department, that the water system can adequately serve the site. 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 amendment pursuant to Hermosa Beach Municipal Code Section 17.44.210: The applicant proposed a shared parking approach with the subject property at 2420 PCH as well as surrounding applicant-owned properties at 2306, 2510 PCH and 950 Artesia Blvd to provide a total aggregate of 359 on-site parking spaces, and submitted an Updated Parking Analysis dated April 5, 2018 (attached as Exhibit A) prepared by a qualified traffic/parking consultant, which was peer-reviewed by the City’s traffic/parking consultant. The City’s consultant concurred with the conclusion of the Parking Analysis which indicates that the shared parking approach with a total aggregate of 359 on-site parking spaces provided by the aforementioned properties is adequate to support the peak weekday (318 spaces) and peak weekend (341) parking demand. Parking at 2306-2510 PCH and 950 Artesia Blvd. is internally connected so that people can move from one shared parking lot to another without re-accessing the public streets. Given the shared updated Parking Analysis results, it is concluded that the Church’s 192-space supply, Lazy Acres Grocery Market’s 119-space supply, and 950 Artesia Blvd. 48- space supply, totaling 359 parking spaces, will be adequate to support weekday and weekend peak total parking demand of 318 and 341 spaces respectively. The following provides a parking allocation breakdown:  Lazy Acres dedicated parking 66 spaces  Lazy Acres shared parking 53 spaces  Lazy Acres Total Parking: 119 spaces  Hope Chapel dedicated parking 148 spaces  Hope Chapel shared parking 92 spaces  Hope Chapel Total Parking: 240 spaces Lazy Acres+ Hope Chapel + Church Annex Mixed Commercial Total Parking: 359 spaces 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 common parking facilities, varied work shifts, valet parking, unique features of the proposed uses, peak hours of the proposed use as compared 109 3 with other uses sharing the same parking facilities, and other methods of reducing parking demand shall be taken into consideration. The approved 2017 Parking Plan accounted for a 24,400 square foot addition to an existing 34,750 square foot church building and assumed the entire 950 Artesia Blvd. building would be occupied by general office uses. The applicant requests a Parking Plan amendment to reflect more accurate and precise building square footages being supplied for the Hope Chapel church expansion. In addition, uses within the church annex building have been correctly defined as assembly hall uses, ICAN and UCODE. Both programs are geared towards children and young adults, most of which are of non-driving age and are dropped off or are disabled and unable to drive. The updated Parking Analysis estimates the future parking requirements for Hope Chapel and Lazy Acres based upon the application of City Code parking ratios, by considering Hope Chapel’s anticipated operations and church attendance after renovations have been completed, and the use of shared parking methodology that takes into account a mixed use development site’s physical setting. Compared to City Code parking calculations, a program/operations based assessment and a shared parking demand analysis result in a more realistic representation of mixed-use development’s parking needs. The applicant anticipates attendance and operations will be fairly representative of congregation numbers and activity levels in the past. Despite an additional church expansion of 1,745 square feet, with the addition totaling 26,145 square feet as opposed to 24,400 square feet, the main sanctuary (primary space used to estimate busiest time periods and parking needs for church uses) will be reduced in size by 349 square feet. The City’s Traffic and Parking Consultant peer reviewed the updated Parking Analysis against the prior approved parking analysis, dated February 9, 2017. The City’s consultant confirmed that the proposed project would result a smaller parking demand, and that the parking surplus will increase accordingly. As such, the church’s on-site parking supply will be adequate to support the weekday and weekend peak parking demand. Peak parking demand during the weekday (Friday) is forecast to occur at 7:00 P.M., resulting in a surplus of 41 spaces forecast for the church’s on-site parking supply. Peak parking demand during the weekend (Sunday) is forecast to occur at 1:00 P.M., resulting in a surplus of 18 spaces forecast for the church’s on-site parking supply. Out of 359 spaces, 12 accessible spaces with 3 van spaces are proposed. A maximum of 30% of parking spaces may be compact and the project proposes 23.2% compact spaces. The applicant requests the use of tandem parking and parallel parking as a form of providing required parking and implementation of valet parking during peak periods. Tandem parking will be run and managed by the church’s parking ministry staff. This service will be provided at peak hours on Fridays, Saturdays and Sundays. During peak parking times (Friday Night Church Service- 6:30 pm to 9:30 pm, Saturday Night Church Service- 5:30 pm to 8:30 pm, Sunday Church Service- 8:00 am to 1:15 pm) the church has parking ministry volunteers that help guide Lazy Acres customers and Hope Chapel members to the available parking areas to optimize safe traffic flow and use of all parking spaces. The parking ministry proposes 5-8 church members to provide coordinated valet service and in-flow and out-flow tandem parking coordination during peak 110 4 hours and Saturdays and Sundays. Traffic will be directed one-way to maintain appropriate flow of traffic and to assist with general circulation. The concept of shared parking is widely recognized in the transportation planning industry and accounts for fluctuations in parking demand over time for different types of uses within a development. Due to the unique parking characteristics of the project’s mixed-use development (i.e., retail, office and church development), opportunities for shared parking can be expected. The hourly parking demand profiles utilized in the study and applied to the proposed Hope Chapel Mixed-Use project are based on profiles developed by the Urban Land Institute (ULI). The ULI publication presents hourly parking demand profiles for retail and office uses. For retail uses, peak demand occurs between 12:00 PM and 3:00 PM on weekdays and between 2:00 PM and 5:00 PM on weekends. For office uses, peak demand occurs between 10:00 AM and 12:00 PM on weekdays and weekends. The office parking demand profile was applied to the church administration offices, church annex/offices and church maintenance/storage. Tables 6 and 7 of the updated Parking Analysis present the combined weekday and weekend parking demand for the overall Hope Chapel Mixed-Use project based on the shared parking methodology. Table 6 shows that the weekday (Friday) peak parking demand in the aggregate of 318 spaces (215 spaces for Hope Chapel and 103 spaces for Lazy Acres and no spaces for the Shorewood Commercial building) is forecast to occur at 7:00 p.m. Based on the on-site parking supply of 359 spaces, a surplus of 41 spaces is forecast. Table 7 indicates that the weekend (Sunday) peak parking demand for Lazy Acres and Hope Chapel is forecast to occur at 1:00 p.m. and is equal to 341 spaces (228 spaces for Hope Chapel and 110 spaces for Lazy Acres and 3 spaces for he Shorewood Commercial building). Based on the on-site parking supply of 359 spaces, a surplus of 18 spaces is forecast. Because hourly parking demand profiles for the church uses are not provided by ULI, the parking demand for the church use was determined based on specific, detailed, operational information provided by Hope Chapel. A detailed breakdown of the anticipated operations at Hope Chapel after their proposed expansion/remodel is provided in the updated Parking Analysis, and the Parking Plan amendment is conditioned to require Hope Chapel operations to be consistent with the proposed operating times and uses. Table 5 of the updated Parking Analysis converts the number of persons (based on expected attendance by Hope Chapel) into the number of spaces for each 30-minute interval (by also using the anticipated schedule of activities per day of the week, as reported by Hope Chapel) based on the following conservative assumptions:  One adult per vehicle for Ministry Classes, Women’s Bible Study, and all church employees; and  Two adults per vehicle for all church worship services in the main sanctuary. Table 5 of the updated Parking Analysis shows peak weekday demand of 215 spaces and a peak weekend demand of 228 spaces for Hope Chapel. 111 5 Given the shared updated Parking Analysis results, it is concluded that the Church’s 192-space supply, Lazy Acres Grocery Market’s 119-space supply, and 950 Artesia Blvd. 48- space supply, totaling 359 parking spaces, will be adequate to support weekday and weekend peak total parking demand of 318 and 341 spaces respectively. Based on the findings of the parking study, the future on-site supply of 359 spaces will be adequate in meeting the parking needs of Hope Chapel (presuming the proposed renovations and expansion to their main building), in combination with the occupancy of the 2510 Pacific Coast Highway building by Lazy Acres and 950 Artesia Blvd by general office and assembly hall uses (ICAN and UCODE). Section 7. Based on the foregoing, the Planning Commission hereby approves the proposed Parking Plan amendment 17-3 subject to the following Conditions of Approval: 1. The proposed modifications to the building and uses and square footages of the subject buildings shall be consistent with those identified in the Updated Parking Analysis, dated April 5, 2018, and shall be substantially consistent with plans and application submitted and approved by the Planning Commission on April 17, 2018, as set out below. 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. a. 2420 Pacific Coast Highway = existing approximately 34,750 square foot main/church building with a proposed approximately 26,145 square foot expansion; b. 2306 Pacific Coast Highway = approximately 10,000 square foot administration offices for Hope Chapel; c. 2510 Pacific Coast Highway = approximately 29,563 square foot supermarke t (Lazy Acres Market) with approximately 1,800 square feet of ancillary outdoor dining; d. 950 Artesia Boulevard = approximately 14,739 square feet multi-tenant commercial building with approximately 8,000 square feet of proposed general office and approximately 6,739 square feet of assembly hall uses (ICAN and UCODE). 2. Planning Commission Resolution 17-14 is hereby rescinded and the shared parking arrangement for the properties at 2510 Pacific Coast Highway, 2420 Pacific Coast Highway, 2306 Pacific Coast Highway and 950 Artesia Boulevard shall be governed exclusively by the provisions herein. 3. The project shall remain in substantial conformance with the church operating days, hours, services and number of attendees and church employees as detailed in the updated Parking Analysis, dated April 5, 2018 as follows: . Monday 112 6  Church open from 5:30 PM to 9:30 PM  Ministry Classes, 6:00 PM to 9:00 PM, held in church classrooms (approximately25 adults) Tuesday  Church open from 8:00 AM to 10:00 PM  Women’s Bible Study, 9:00 AM to 11:00 AM, held in main sanctuary (approximately 70 adults and 15 employees)  Children’s Program/Nursery, 9:00 AM to 11:00 AM, held in children’s classrooms (approximately 20 children/non-drivers)  Tuesday Night Church Service, 6:30 PM to 9:30 PM, held in main sanctuary (approximately 150 adults and 15 employees)  Youth/High School Program, 6:30 PM to 9:30 PM, held in youth program area (approximately 80 youths/ non-drivers). Wednesday  Church open from 8:00 AM to 10:00 PM  Women’s Bible Study, 9:00 AM to 11:00 AM, held in main sanctuary (approximately 70 adults and 15 employees)  Children’s Program/Nursery, 9:00 AM to 11:00 AM, held in children’s classrooms (approximately 20 children/non-drivers)  Ministry Classes, 6:30 PM to 9:30 PM, held in church classrooms (approximately 70 adults and 10 employees)  Children’s Program/Nursery, 6:30 PM to 9:30 PM, held in children’s classrooms (approximately 20 children/non-drivers) Thursday  Church open from 8:00 AM to 10:00 PM Ministry Classes, 6:30 PM to 9:30 PM, held in church classrooms (approximately  60 adults and 10 employees)  Children’s Program/Nursery, 6:30 PM to 9:30 PM, held in children’s classrooms (approximately 20 children/non-drivers) Friday  Church open from 8:00 AM to 10:00 PM  Friday Night Church Service, 6:30 PM to 9:30 PM, held in main sanctuary (approximately 400 adults and 15 employees)  Youth/Jr. High School Program, 6:30 PM to 9:30 PM, held in youth program area (approximately 125 youths/ non-drivers).  Children’s Program/Nursery, 6:30 PM to 9:30 PM, held in children’s classrooms (approximately 75 children/non-drivers) Saturday  Church open from 8:00 AM to 10:00 PM  Saturday Night Church Service, 5:30 PM to 8:30 PM, held in main sanctuary (approximately 350 adults and 15 employees)  Children’s Program/Nursery, 5:30 PM to 8:30 PM, held in children’s classrooms (approximately 100 children/non-drivers) Sunday 113 7  Church open from 7:00 AM to 10:00 PM  Sunday Morning First Church Service, 8:00 AM to 10:00 AM, held in main sanctuary (approximately 400 adults and 15 employees)  Children’s Program/Nursery, 7:30 AM to 10:15 AM, held in children’s classrooms (approximately 100 children/non-drivers)  Sunday Morning Second Church Service, 11:00 AM to 1:15 PM, held in main sanctuary (approximately 450 adults and 15 employees)  Children’s Program/Nursery, 10:15 AM to 1:30 PM, held in children’s classrooms (approximately 150 children/non-drivers)  Ministry Classes, 6:30 PM to 9:30 PM, held in church classrooms (approximately 60 adults and 10 employees) 4. Middle tandem spaces shall be reserved for use of long-term visitors and employees and keys be maintained for valet parking if needed. 5. Should complaints or problems occur with the management of parking at the subject sites as verified by the Community Development Director, a parking management plan shall be submitted for review and subject to approval by the Community Development Director. Should verified complaints and problems continue to occur, the parking management plans shall be modified to address those concerns to the satisfaction of the Community Development Director. Should the complaints be substantial or irresolvable, or should problems continue, the Community Development Director may refer the matter to the Planning Commission for review of the Parking Plan and/or any applicable Conditional Use Permits associated with the subject sites. 6. The subject property shall be developed, maintained and operated in full compliance with the conditions of this permit 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. 7. Approval of this permit shall be effective immediately for properties located at 950 Artesia Boulevard, 2510 Pacific Coast Highway and 2306 Pacific Coast Highway pursuant to Section 8 limitations as provided below. This permit shall be effective at completion of construction for the property located at 2420 Pacific Coast Highway. 8. Approval of this permit shall expire thirty-six (36) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby and by the Precise Development Plan and Conditional Use Permit have commenced. One or more extensions of time may be requested. No extension shall be considered unless requested in writing to the Community Development Director, including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. Section 8. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the 114 8 Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this permit. The Parking Plan amendment shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 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 Ci ty because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole 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 9. 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. 18-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 April 17, 2018. ______________________________ ______________________________ Rob Saemann, Chairman Ken Robertson, Secretary April 17, 2018 Date 115 N:\3800\2173853 - Hope Chapel Update, Hermosa Beach\3853-parking study revised 4-5-18 redline-strikeout.docx April 5, 2018 Mr. Robert Chamberlain Associate Pastor, Administration Hope Chapel 2420 Pacific Coast Highway Hermosa Beach, California 90254 LLG Reference: 2.17.3853.1 Subject: Updated Parking Analysis for the Hope Chapel Project Hermosa Beach, California Dear Mr. Chamberlain: Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this updated Parking Analysis for the Hope Chapel Project, which includes the three following components: 1. Future Church renovations called for in the Master Plan 2. City-approved re-occupancy of an existing building within property owned by Hope Chapel by Lazy Acres Grocery Market 3. Structural improvements to a commercial office building at 950 Artesia Boulevard Briefly, based on the findings of this report, it is concluded that the Church’s 192- space supply, Lazy Acres Grocery Market’s 119-space supply, and 48 off-site spaces in the 950 Artesia Boulevard building parking lot will be adequate to support the weekday and weekend total peak parking demand of 318 spaces and 341 spaces, respectively. This letter report updates our prior Parking Study, dated February 9, 2017, with square footage refinements related to the Church Master Plan renovations (Project Component 1). No changes have been made to the proposed Lazy Acres Grocery Market (Project Component 2), its parking supply allocations, and the sharing of parking spaces between the Market and the Church, as previously approved by the City. Although seismic retrofit and interior modifications/energy/cosmetic upgrades are planned for the 950 Artesia Boulevard building, there will be no changes to square footage, land use, and parking layout; therefore, this building is treated as a “standalone” facility for parking study purposes. The following provides detailed descriptions of each component of the Project: 116 Mr. Robert Chamberlain April 5, 2018 Page 2 N:\3800\2173853 - Hope Chapel Update, Hermosa Beach\3853-parking study revised 4-5-18 redline-strikeout.docx Project Component 1: The existing Hope Chapel properties consist of a 34,750-SF main/church building (located at 2420 Pacific Coast Highway), and a 10,000-SF office building that houses Hope Chapel’s administrative offices (located at 2306 Pacific Coast Highway). Proposed renovations for Hope Chapel will add 26,145 SF to the main/church building, of which 349 SF corresponds to the net reduction of the main sanctuary. Project Component 2: The City has previously approved the re-occupancy of an existing building within property owned by Hope Chapel by Lazy Acres Grocery Market. The proposed Lazy Acres Grocery Market includes the renovation of 29,653 SF of vacant space within Hope Chapel property (formerly occupied by Albertsons supermarket, and most recently used by the Church as a teen center). Project Component 3: The Church also owns an existing 14,739-SF commercial office building at 950 Artesia Boulevard. This building is currently occupied by Brighton Escrow, UCode, and a realty office. The Church intends to undertake an earthquake retrofit and modernization of this building, with a change in land use from all general office to include partial assembly hall uses (ICAN and UCode) that generate less parking demand due to their unique operational characteristics. The footprint and square footage of the building will not be changed. The parking analysis estimates the future parking requirements for Hope Chapel and Lazy Acres based upon the application of City Code parking ratios, by considering Hope Chapel’s anticipated operations and church attendance after renovations have been completed, and the use of the Shared Parking methodology that takes into account a mixed-use development site’s physical setting. Compared to City Code parking calculations, a program/operations-based assessment and a shared parking demand analysis result in a more realistic representation of a mixed-use development’s parking needs. Our method of analysis, findings, and conclusions are described in detail in the following sections of this report. Table 1 presents the development summary for the project components. As shown, the future Church will be 70,895 SF, the City-approved Lazy Acres Grocery Market will be 29,653 SF, and the 14,739-SF commercial building at 950 Artesia Boulevard will remain the same. CHURCH OPERATIONS According to Hope Chapel representatives, anticipated attendance and operations are fairly representative of congregation numbers and activity levels in the past. This is validated by the fact that, despite the 26,145 SF of expansion proposed for the Hope Chapel main building, the main sanctuary (the primary space used to estimate busiest time periods and parking needs for churches) will be reduced in size by 349 SF. 117 Mr. Robert Chamberlain April 5, 2018 Page 3 N:\3800\2173853 - Hope Chapel Update, Hermosa Beach\3853-parking study revised 4-5-18 redline-strikeout.docx The following bulleted items detail the church’s expected weekly daily operations (Monday through Sunday), as provided by Hope Chapel staff (special events that may occur annually or on rare occasions are not a part of the schedule presented below): Monday  Church open from 5:30 PM to 9:30 PM  Ministry Classes, 6:00 PM to 9:00 PM, held in church classrooms (approximately 25 adults) Tuesday  Church open from 8:00 AM to 10:00 PM  Women’s Bible Study, 9:00 AM to 11:00 AM, held in main sanctuary (approximately 70 adults and 15 employees)  Children’s Program/Nursery, 9:00 AM to 11:00 AM, held in children’s classrooms (approximately 20 children/non-drivers)  Tuesday Night Church Service, 6:30 PM to 9:30 PM, held in main sanctuary (approximately 150 adults and 15 employees)  Youth/High School Program, 6:30 PM to 9:30 PM, held in youth program area (approximately 80 youths/non-drivers). Wednesday  Church open from 8:00 AM to 10:00 PM  Women’s Bible Study, 9:00 AM to 11:00 AM, held in main sanctuary (approximately 70 adults and 15 employees)  Children’s Program/Nursery, 9:00 AM to 11:00 AM, held in children’s classrooms (approximately 20 children/non-drivers)  Ministry Classes, 6:30 PM to 9:30 PM, held in church classrooms (approximately 70 adults and 10 employees)  Children’s Program/Nursery, 6:30 PM to 9:30 PM, held in children’s classrooms (approximately 20 children/non-drivers) Thursday  Church open from 8:00 AM to 10:00 PM  Ministry Classes, 6:30 PM to 9:30 PM, held in church classrooms (approximately 60 adults and 10 employees)  Children’s Program/Nursery, 6:30 PM to 9:30 PM, held in children’s classrooms (approximately 20 children/non-drivers) Friday  Church open from 8:00 AM to 10:00 PM  Friday Night Church Service, 6:30 PM to 9:30 PM, held in main sanctuary (approximately 400 adults and 15 employees)  Youth/Jr. High School Program, 6:30 PM to 9:30 PM, held in youth program area (approximately 125 youths/non-drivers). 118 Mr. Robert Chamberlain April 5, 2018 Page 4 N:\3800\2173853 - Hope Chapel Update, Hermosa Beach\3853-parking study revised 4-5-18 redline-strikeout.docx  Children’s Program/Nursery, 6:30 PM to 9:30 PM, held in children’s classrooms (approximately 75 children/non-drivers) Saturday  Church open from 8:00 AM to 10:00 PM  Saturday Night Church Service, 5:30 PM to 8:30 PM, held in main sanctuary (approximately 350 adults and 15 employees)  Children’s Program/Nursery, 5:30 PM to 8:30 PM, held in children’s classrooms (approximately 100 children/non-drivers) Sunday  Church open from 7:00 AM to 10:00 PM  Sunday Morning First Church Service, 8:00 AM to 10:00 AM, held in main sanctuary (approximately 400 adults and 15 employees)  Children’s Program/Nursery, 7:30 AM to 10:15 AM, held in children’s classrooms (approximately 100 children/non-drivers)  Sunday Morning Second Church Service, 11:00 AM to 1:15 PM, held in main sanctuary (approximately 450 adults and 15 employees)  Children’s Program/Nursery, 10:15 AM to 1:30 PM, held in children’s classrooms (approximately 150 children/non-drivers)  Ministry Classes, 6:30 PM to 9:30 PM, held in church classrooms (approximately 60 adults and 10 employees) CITY PARKING CODE REQUIREMENTS To determine the number of parking spaces required to support the three components of the Project, the parking demand was first calculated using parking codes per the City of Hermosa Beach Municipal Code, Section 17.44.030 (Off-Street Parking Requirements). Table 2 summarizes the City Code ratios applied and City Code parking calculations. As indicated in the green highlighted portions of Table 2, the City Code parking requirements for the Church sanctuary and administrative office total 699 spaces. Comparing this 699-space Code requirement against the Church supply of 192 spaces (comprised of 100 Hope Chapel-dedicated spaces and 92 shared parking spaces with Lazy Acres Grocery Market) results in a Code-based deficiency of 507 spaces. For clarity, the City Code-based calculations can be considered to result in very conservative estimates of Hope Chapel’s parking demand since it ignores the fact that the different components of a church operate at different times of day or on different days of the week, and that the Fellowship Hall, Children’s Church/Classrooms/Nursery, Youth Program Areas, Small Chapel, Rehearsal Room, Café, and Steward Areas do not generate additive parking demand (i.e., the users of 119 Mr. Robert Chamberlain April 5, 2018 Page 5 N:\3800\2173853 - Hope Chapel Update, Hermosa Beach\3853-parking study revised 4-5-18 redline-strikeout.docx these facilities do not drive and/or have already been represented in parking demand calculated for the main sanctuary and church classrooms). The blue highlighted sections of Table 2 indicate that the City Code parking requirement for Lazy Acres Grocery Market is 119 spaces. Comparing this 119- space Code requirement against the Market supply of 119 spaces (comprised of 66 Market-dedicated spaces and 53 shared parking spaces with the Church) shows that its City Code requirement of 119 spaces is fully met by its 119-space supply. These findings are consistent with the City’s prior approval for Lazy Acres. As indicated in the orange highlighted portions of Table 2, for the 950 Artesia Boulevard building, the City Code requirement established under existing entitlements is 44 spaces. Comparing this 44-space existing legal non-conforming requirement against the building’s supply of 48 spaces results in a Code-based surplus of 4 spaces. PARKING DEMAND ANALYSIS Going beyond City Code parking calculations, the parking analysis for the Church also involves determining the expected parking needs from application of the shared parking methodology, which is based on parking usage patterns by time-of-day (recognizes that the parking demand for each land use component varies by time of day, day of week, and/or month of year). Shared Parking Methodology The concept of Shared Parking, which is widely recognized in the transportation planning industry, accounts for the fluctuations in parking demand over time for different types of land uses within a development. Due to the unique parking characteristics of the Project, opportunities for shared parking can be expected. The analytical procedures for Shared Parking Analyses are well documented in the Shared Parking, 2nd Edition publication by the Urban Land Institute (ULI). The hourly parking demand profiles (expressed in percent of peak demand) utilized in this study and applied to the Project are based on profiles developed by ULI. The ULI publication presents hourly parking demand profiles for retail uses and office uses. These factors present a profile of parking demand over time and have been used directly, by land use type, in the analysis of this project. For retail uses, peak demand occurs between 12:00 PM and 3:00 PM on weekdays and between 2:00 PM and 5:00 PM on weekends. The retail parking demand profile was applied to Lazy Acres and the church cafe. 120 Mr. Robert Chamberlain April 5, 2018 Page 6 N:\3800\2173853 - Hope Chapel Update, Hermosa Beach\3853-parking study revised 4-5-18 redline-strikeout.docx For office uses, peak demand occurs between 10:00 AM and 12:00 PM on weekdays and weekends. The office parking demand profile was applied to the church administration offices, and church maintenance/storage. Hourly parking demand profiles for the remaining church uses (i.e. Main Sanctuary, Fellowship Hall, Children’s Church, Classrooms, etc.) are not provided in the ULI Shared Parking, 2nd Edition publication. As such, the parking demand for these uses was determined based on operational information provided by Hope Chapel. Shared Parking Analysis – Church Component Only Tables 3 and 4 present the weekday (Friday) and weekend (Sunday) parking demand for the Church components based on the Shared Parking methodology, and the application of City Code parking ratios to the various land use components of Hope Chapel. Columns (2) through (12) of these tables present the parking accumulation characteristics and parking demand of each component of Hope Chapel for the hours of 6:00 AM to midnight. Column (13) presents the shared parking demand for the church on an hourly basis, while Column (14) summarizes the hourly parking surplus/deficiency for the Church compared to an on-site parking supply of 192 spaces. In Table 3, Column (15) adds to the supply from 6:00 PM to 12:00 AM/midnight the 48 spaces in the 950 Artesia Boulevard parking, which are made available to the Church lot after 6:00 PM on a Friday. In Table 4, Column (15) adds to the supply 45 available spaces in the 950 Artesia Boulevard parking lot on a Sunday. These 45 spaces are calculated from the 48-space supply less the UCode demand of 3 spaces (the building is closed on Sunday, with the the exception of UCode). Column (13) of Table 3 shows that the weekday (Friday) peak parking demand for the Church is forecast to occur at 7:00 PM with a peak demand of 137 spaces. Based on Hope Chapel’s on-site parking supply of 192 spaces, a surplus of 55 spaces is forecast (per Column 14). Surpluses would be greater when available parking spaces from 950 Artesia Boulevard are accounted for; 103 spaces, specifically, as presented in Column (15). Column (13) of Table 4 indicates that the weekend (Sunday) peak parking demand for the Church is forecast to occur at 12:00 PM/noon with a peak demand of 134 spaces. Based on Hope Chapel’s on-site parking supply of 192 spaces, a surplus of 58 spaces is forecast (per Column 14). Surpluses would be greater when available parking spaces from 950 Artesia Boulevard are accounted for; 103 spaces, specifically, as presented in Column (15). 121 Mr. Robert Chamberlain April 5, 2018 Page 7 N:\3800\2173853 - Hope Chapel Update, Hermosa Beach\3853-parking study revised 4-5-18 redline-strikeout.docx Based on the above findings, it is concluded that the Church’s on-site supply will be adequate to support the weekday and weekend peak parking demand. In addition, parking contingencies are provided by off-site parking spaces in 950 Artesia Boulevard. Operations-Based Parking Analysis – Church Component Only Table 5 presents a detailed summary of future operations for Hope Chapel, anticipated attendance for church worship services, Ministry Classes, Children’s Church, Youth Program, number of employees, and schedule of activities. Based on the operational information provided by Hope Chapel, it was determined that the primary facilities that would generate parking demand are the main sanctuary (where Church congregation services and Women’s Bible Study are held), Church classrooms (where Ministry classes are held), and Church employee areas (to include the main building, and Church administration building). It should also be noted that the main sanctuary will not be used concurrently with the Church classrooms. The Fellowship Hall, Children’s Classrooms, Youth Program areas, Small Chapel, Rehearsal Room, Café, and office/Steward Areas, plus all ancillary uses/common areas, do not generate additive parking demand, because the users of these facilities do not drive and/or have already been represented in parking demand calculated for the main sanctuary and Church classrooms. Table 5 converts the number of persons (based on expected attendance by Hope Chapel) into the number of spaces for each 30-minute interval (by also using the anticipated schedule of activities per day of the week, as reported by Hope Chapel staff) based on the following conservative assumptions:  One adult per vehicle for Ministry Classes, Women’s Bible Study, and all church employees  Two adults per vehicle for all church worship services in the main sanctuary As indicated on the bottom portion of Table 5, the Church operations-based assessment results in a peak weekday (Friday, specifically) demand of 215 spaces, and a peak weekend (Sunday, specifically) demand of 228 spaces. It should be noted that these demand estimates are greater than the peak values reported previously on Tables 3 and 4 (137 spaces and 134 spaces, respectively). Based on the above comparisons, it is concluded that the Church’s operations-based, peak demand estimates of 215 spaces for weekday/Friday and 228 spaces for weekend/Sunday would provide the most conservative basis for the “combined” shared parking analysis of all three Project components (Church, Lazy Acres, 950 Artesia Boulevard), as presented in the next section. 122 Mr. Robert Chamberlain April 5, 2018 Page 8 N:\3800\2173853 - Hope Chapel Update, Hermosa Beach\3853-parking study revised 4-5-18 redline-strikeout.docx Combined Shared Parking Analysis – Church, Lazy Acres, and 950 Artesia Bl. Tables 6 and 7 present the combined weekday (Friday) and weekend (Sunday) parking demand for the overall Hope Chapel Project based on the shared parking methodology. Columns (2) through (4) of these tables present the total parking demand of Hope Chapel (i.e., operations-based hourly demand, as derived from Table 5), Lazy Acres (i.e., demand estimated through ULI’s Shared Parking methodology and City Code ratio for retail), and the commercial building at 950 Artesia Boulevard, respectively, for the hours of 6:00 AM to midnight. Column (5) presents the total shared parking demand on an hourly basis, while Columns (6) and (7) summarize the total parking supply and resulting parking surplus or deficiency. Column (5) of Table 6 shows that the weekday (Friday) peak parking demand in the aggregate of 318 spaces is forecast to occur at 7:00 PM (215 spaces for Hope Chapel, 103 spaces for Lazy Acres, and no demand for 950 Artesia Boulevard per Church staff). Based on the on-site parking supply of 359 spaces, a surplus of 41 spaces is forecast (Column 7) during the Friday evening church service that starts at 6:30 PM. Column (5) of Table 7 shows that the weekend (Sunday) peak parking demand in the aggregate of 341 spaces is expected to occur at 1:00 PM (228 spaces for Hope Chapel, 110 spaces for Lazy Acres, and 3 spaces for UCode at 950 Artesia Boulevard per Church staff). Based on the on-site parking supply of 359 spaces, a surplus of 18 spaces is forecast (Column 7) during the second Sunday morning church service that is from 11:00 AM to 1:15 PM. Given the above shared parking analysis results, it is concluded that the Church’s 192-space supply, Lazy Acres Grocery Market’s 119-space supply, and 48 off-site spaces in the 950 Artesia Boulevard building parking lot will be adequate to support the weekday and weekend total peak parking demand of 318 spaces and 341 spaces, respectively, under this analysis scenario. We appreciate the opportunity to prepare this parking analysis. Please call me at 949.825.6175 if you have any questions or comments. Sincerely, Linscott, Law & Greenspan, Engineers Trissa (de Jesus) Allen, P.E. Senior Transportation Engineer Attachments 123 Description Function/Use Hope Chapel Building (2420 Pacific Coast Hwy.) Main Sanctuary 6,561 SF Church Service, Women's Bible Study Fellowship Hall 2,784 SF 1/2-hour Fellowship Before and After Evening Services Children's Classrooms, Nursery 15,473 SF Children's Church, Nursery (11 classrooms) Youth Program 2,728 SF Jr. High School/High School Group Church Classrooms 2,934 SF Ministry Classes for Adults (6 to 8 classrooms) Small Chapel 1,111 SF Prayer Rehearsal Room 1,330 SF Rehearsal Storage/Maintenance/Circulation 2,762 SF Storage/Maintenance Café 864 SF Café Office (Previously Steward Area) 730 SF Office (Previously Steward Programs) Entry Lobby 5,838 SF Ancillary Terrace 1,959 SF Ancillary Technical Rooms (A/V, soundbooth) 1,350 SF Ancillary Kitchen 684 SF Ancillary Common Areas (restrooms, hallways) 13,787 SF Ancillary Sub-Total 60,895 SF Hope Chapel Offices (2306 Pacific Coast Hwy.) Administration Offices 10,000 SF Office Sub-Total 10,000 SF HOPE CHAPEL FUTURE TOTAL 70,895 SF LAZY ACRES GROCERY MARKET 29,653 SF Retail 950 ARTESIA BLVD. BUILDING 14,739 SF Commercial Size PROJECT DEVELOPMENT SUMMARY Hope Chapel Project, Hermosa Beach TABLE 1 124 City Code Spaces Description Ratio Required Hope Chapel Building (2420 Pacific Coast Hwy.) Main Sanctuary 6,561 SF 1 space per 50 SF 131 Fellowship Hall 2,784 SF 1 space per 50 SF 56 Children's Church/Classrooms/Nursery 15,473 SF 1 space per 50 SF 309 Youth Program 2,728 SF 1 space per 50 SF 55 Church Classrooms 2,934 SF 1 space per 50 SF 59 Small Chapel 1,111 SF 1 space per 50 SF 22 Rehearsal Room 1,330 SF 1 space per 50 SF 27 Storage/Maintenance/Circulation 2,762 SF 1 space per 1,000 SF 3 Café 864 SF 1 space per 250 SF 3 Office (Previously Steward Area) 730 SF 1 space per 250 SF 3 Entry Lobby 5,838 SF Ancillary use -- Terrace 1,959 SF Ancillary use -- Technical Rooms (A/V, soundbooth) 1,350 SF Ancillary use -- Kitchen 684 SF Ancillary use -- Common Areas (restrooms, hallways) 13,787 SF Ancillary use -- Sub-Total 60,895 SF 668 Hope Chapel Offices (2306 Pacific Coast Hwy.) Administration Offices 10,000 SF 1 space per 250 SF = 40 spaces required; 31 spaces are existing legal non-conforming 31 Sub-Total 10,000 SF 31 HOPE CHAPEL FUTURE TOTAL 70,895 SF -- 699 Dedicated Parking 100 Shared Parking 92 Hope Chapel Supply 192 Code-Based Surplus or (Deficiency)(507) LAZY ACRES GROCERY MARKET 29,653 SF 1 space per 250 SF 119 Dedicated Parking 66 Shared Parking 53 Lazy Acres Supply 119 Code-Based Surplus or (Deficiency)0 950 ARTESIA BLVD. BUILDING 14,739 SF 1 space per 250 SF = 59 spaces required; 44 spaces are existing legal non-conforming 44 Dedicated Parking 48 Shared Parking 0 950 Artesia Blvd. Supply [a] 48 Code-Based Surplus or (Deficiency)4 Note: [b] The 950 Artesia Blvd. building is closed for business on Sunday, except for Ucode (3-space demand). CITY CODE PARKING REQUIREMENTS Hope Chapel Project, Hermosa Beach Size TABLE 2 125 (1)(13)(14)(15)Land UseOn-Site +CityOff-SiteCode On-Site SupplySize (SF)ParkingParkingin 950Pkg RateRq'd SupplyArtesiaRq'd Spaces Spaces 131 Spaces 56 Spaces 309 Spaces 55 Spaces 3 Spaces 59 Spaces 49 Spaces 3 Spaces 31 Spaces 3 Spaces 0 699 192 240 Percent No. ofTotal Surplus SurplusTime of Peak ParkingShared DeficiencyDeficiencyof DayDemand [a] SpacesDemand(+/-)(+/-)6:00 AM 0% 01 191 -7:00 AM 0% 010 182 -8:00 AM 0% 024 168 -9:00 AM 0% 034 158 -10:00 AM 0% 036 156 -11:00 AM 0% 036 156 -12:00 PM 0% 032 160 -1:00 PM 0% 033 159 -2:00 PM 0% 037 155 -3:00 PM 0% 036 156 -4:00 PM 0% 032 160 -5:00 PM 0% 020 172 -6:00 PM 50% 6677 115 1637:00 PM 100% 131137 55 1038:00 PM 100% 131135 57 1059:00 PM 100% 131134 58 10610:00 PM 0% 01 191 23911:00 PM 0% 00 192 24012:00 AM 0% 00 192 240Notes:[a] Reflects one Friday church service, Children's Church/Nursery, and Youth/Jr. High School Program between 6:30 PM and 9:30 PM.[b] No additive parking demand since it has been accounted for under the "Main Sanctuary" category.[c] Assumes the ULI time-of-day profile for a retail building.[d] There are no Ministry Classes on Friday.[e] Although Church offices are closed during Church services, the ULI time-of-day profile for a general office building is applied.00000000000000000001000000333332012333000Number ofParkingSpaces [e]732126273130261519222931302,784 SF@ 1 SP/50 SF(11)Storage andMaintenance2,762 SF@ 1 SP/1000 SF31 SP entitledKitchen, Common AreasAncillary Uses23,918 SF(12)Lobby, Terrace, Tech,@ 1 SP/50 SF @ 1 SP/50 SFClassrooms, NurserySanctuary6,561 SF 15,473 SFFellowship Hall2,728 SF@ 1 SP/50 SF10,000 SF(6)Café(5)Youth Program(4)Children'sMain(3)(2)(7)Church ClassroomsHOPE CHAPEL PROJECT, HERMOSA BEACHTABLE 3WEEKDAY (FRIDAY) SHARED PARKING DEMAND FORECAST (CHURCH ONLY)Offices(10)Church864 SF@ 1 SP/250 SF2,934 SF@ 1 SP/50 SF2,441 SF@ 1 SP/50 SF730 SF@ 1 SP/250 SF(8)Small Chapel,(9)Office/Steward AreasRehearsal Room330002003322Number ofParkingSpaces [c]1333323Number ofParkingSpaces [b]Number ofParkingSpaces [b]Number ofParkingSpaces [e]0000000000000000000Number ofParkingSpaces [b]0000000000000000000Number ofParkingSpaces [b]0000000000000000000Number ofParkingSpaces [a],[b]0000000000000000000Number ofParkingSpaces [a],[b]0000000000000000000Number ofParkingSpaces [d]0000000000000000000126 (1)(13)(14)(15)Land UseOn-Site +CityOff-SiteCode On-Site SupplySize (SF)ParkingParkingin 950Pkg RateRq'd SupplyArtesiaRq'd Spaces Spaces 131 Spaces 56 Spaces 309 Spaces 55 Spaces 3 Spaces 59 Spaces 49 Spaces 3 Spaces 31 Spaces 3 Spaces 0 699 192 237 Percent No. ofPercent No. ofTotal Surplus SurplusTime of Peak Parkingof Peak ParkingShared DeficiencyDeficiencyof DayDemand [a] Spaces Demand [d] SpacesDemand(+/-)(+/-)6:00 AM 0% 00% 00 192 2377:00 AM 50% 660% 066 126 1718:00 AM 100% 1310% 0131 61 1069:00 AM 100% 1310% 0133 59 10410:00 AM 100% 1310% 0133 59 10411:00 AM 100% 1310% 0133 59 10412:00 PM 100% 1310% 0134 58 1031:00 PM 50% 660% 069 123 1682:00 PM 0% 00% 03 189 2343:00 PM 0% 00% 03 189 2344:00 PM 0% 00% 03 189 2345:00 PM 0% 00% 03 189 2346:00 PM 0% 050% 3033 159 2047:00 PM 0% 0100% 5962 130 1758:00 PM 0% 0100% 5961 131 1769:00 PM 0% 0100% 5961 131 17610:00 PM 0% 050% 3031 161 20611:00 PM 0% 00% 00 192 23712:00 AM 0% 00% 00 192 237Notes:[a] Reflects two Sunday morning church services, between 8:00 AM and 10:00 AM, and between 11:00 AM and 1:15 PM.[b] No additive parking demand since it has been accounted for under the "Main Sanctuary" category.[c] Assumes the ULI time-of-day profile for a retail building.[d] Ministry Classes[e] Church offices, storage, and maintenance are closed during Church services.0000000000000000000730 SF@ 1 SP/250 SF(8)Small Chapel,(9)Office/Steward AreasRehearsal Room@ 1 SP/50 SF(7)Church Classrooms864 SF@ 1 SP/250 SF2,934 SF@ 1 SP/50 SF(6)TABLE 4WEEKEND (SUNDAY) SHARED PARKING DEMAND FORECAST (CHURCH ONLY)Youth Program(4)Children'sOfficesCaféHOPE CHAPEL PROJECT, HERMOSA BEACH@ 1 SP/50 SF @ 1 SP/50 SFClassrooms, NurserySanctuary6,561 SF 15,473 SFFellowship HallMain(5)(3)(2)Kitchen, Common AreasAncillary Uses23,918 SF(12)Lobby, Terrace, Tech,(10)Church2,728 SF(11)Storage andMaintenance2,762 SF@ 1 SP/1000 SF00002,784 SF@ 1 SP/50 SF31 SP entitled@ 1 SP/50 SF10,000 SF2,441 SF00000000000Number ofParkingSpaces [e]00000000Number ofParkingSpaces [e]0000000000002000000003322133332233Number ofParkingSpaces [b]Number ofParkingSpaces [b]Number ofParkingSpaces [c]0000000000000000000Number ofParkingSpaces [a],[b]0000000000000000000Number ofParkingSpaces [a],[b]0000000000000000000Number ofParkingSpaces [b]0000000000000000000Number ofParkingSpaces [b]0000000000000000000127 TimeMain Sanct. & Fellow. HallChild-ren's Class-rooms & YouthEmploy-eesChurch Office (2306 PCH)Church Class-roomsChild-ren's Class-rooms & YouthEmploy-eesChurch Office (2306 PCH)Child-ren's Class-rooms & YouthEmploy-eesChurch Office (2306 PCH)Main Sanct. & Fellow. HallChild-ren's Class-rooms & YouthEmploy-eesChurch Office (2306 PCH)Church Class-roomsChild-ren's Class-rooms & YouthEmploy-eesChurch Office (2306 PCH)Church Class-roomsChild-ren's Class-rooms & YouthEmploy-eesChurch Office (2306 PCH)Child-ren's Class-rooms & YouthEmploy-eesChurch Office (2306 PCH)Adults ==> 0 0 3 0 0 0 3, 15 25 0 3, 15, 10 25 0 0 3, 15, 10 25 0 0 3, 15 25 0 0 3, 15 0 0 3, 15, 10 0Children, Youth ==>0 0 0 0 0 20, 80 0 0 20 0 0 0 20 0 0 0 75, 125 0 0 0 100 0 0 100, 150 0 0Spaces ==> 0 0 3 0 0 0 3, 15 25 0 3, 15, 10 25 0 0 3, 15, 10 25 0 0 3, 15 25 0 0 3, 15 0 0 3, 15, 10 06:00 AM00 0000 06:30 AM00 0000 07:00 AM00 0000337:30 AM00 00001000151158:00 AM 0 3 3 3 3 3 3 3 3 3 3 200 [h] 0 15 2158:30 AM 0 35 3 13 51 35 3 13 51 3 13 16 3 13 16 3 3 200 [h] 0 15 2159:00 AM 0 70 [c] 0 15 25 110 70 [c] 0 15 25 110 15 25 40 3 25 28 3 3 200 [h] 0 15 2159:30 AM 0 70 [c] 0 15 25 110 70 [c] 0 15 25 110 15 25 40 3 25 28 3 3 200 [h] 0 15 21510:00 AM 0 70 [c] 0 15 25 110 70 [c] 0 15 25 110 15 25 40 3 25 28 3 3 200 [h] 0 15 21510:30 AM 0 70 [c] 0 15 25 110 70 [c] 0 15 25 110 15 25 40 3 25 28 3 3 213 0 15 22811:00 AM 0 70 [c] 0 15 25 110 70 [c] 0 15 25 110 15 25 40 3 25 28 3 3 225 [i] 0 3 22811:30 AM 0 35 3 25 63 35 3 25 63 3 25 28 3 25 28 3 3 225 [i] 0 3 22812:00 PM 0 3 25 28 3 25 28 3 25 28 3 25 28 3 3 225 [i] 0 3 22812:30 PM 0 3 25 28 3 25 28 3 25 28 3 25 28 3 3 225 [i] 0 3 2281:00 PM 0 3 25 28 3 25 28 3 25 28 3 25 28 3 3 225 [i] 0 3 2281:30 PM 0 3 25 28 3 25 28 3 25 28 3 25 28 3 3 113 0 3 1162:00 PM 0 3 25 28 3 25 28 3 25 28 3 25 28 3 3 3 32:30 PM 0 3 25 28 3 25 28 3 25 28 3 25 28 3 3 3 33:00 PM 0 3 25 28 3 25 28 3 25 28 3 25 28 3 3 3 33:30 PM 0 3 25 28 3 25 28 3 25 28 3 25 28 3 3 3 34:00 PM 0 3 25 28 3 25 28 3 25 28 3 25 28 3 3 3 34:30 PM 0 3 25 28 3 25 28 3 25 28 3 25 28 3 3 3 35:00 PM 0 3 25 28 3 25 28 3 25 28 3 25 28 88 [d] 3 91 3 35:30 PM 13 3 16 3 13 16 3 13 16 3 13 16 3 13 16 175 [g] 0 15 190 3 36:00 PM 25 [a] 3 28 38 [d] 3 41 35 3 38 30 3 33 100 [d] 3 103 175 [g] 0 15 190 30 3 336:30 PM 25 [a] 3 28 75 [e] 0 15 90 70 [a] 0 10 80 60 [a] 0 10 70 200 [f] 0 15 215 175 [g] 0 15 190 60 [a] 10 707:00 PM 25 [a] 3 28 75 [e] 0 15 90 70 [a] 0 10 80 60 [a] 0 10 70 200 [f] 0 15 215 175 [g] 0 15 190 60 [a] 10 707:30 PM 25 [a] 3 28 75 [e] 0 15 90 70 [a] 0 10 80 60 [a] 0 10 70 200 [f] 0 15 215 175 [g] 0 15 190 60 [a] 10 708:00 PM 25 [a] 3 28 75 [e] 0 15 90 70 [a] 0 10 80 60 [a] 0 10 70 200 [f] 0 15 215 175 [g] 0 15 190 60 [a] 10 708:30 PM 25 [a] 3 28 75 [e] 0 15 90 70 [a] 0 10 80 60 [a] 0 10 70 200 [f] 0 15 215 175 [g] 0 15 190 60 [a] 10 709:00 PM 25 [a] 3 28 75 [e] 0 15 90 70 [a] 0 10 80 60 [a] 0 10 70 100 [d] 15 115 88 [d] 15 103 60 [a] 10 709:30 PM 13 3 16 75 [e] 0 15 90 70 [a] 0 10 80 60 [a] 0 10 70 0 0 60 [a] 10 7010:00 PM 0 38 [d] 15 53 35 10 45 30 10 40 0 0 30 10 4010:30 PM00 0000 011:00 PM00 0000 011:30 PM00 0000 028 110 110 70 215 190 228Notes:[a] Ministry Classes[b] Presumed 2.0 adults per vehicle for all Church Services[c] Women's Bible Study[d] Fellowship[e] Tuesday Night Church Service[f] Friday Night Church Service[g] Saturday Night Church Service[h] Sunday Morning First Church Service[i] Sunday Morning Second Church ServiceMain Sanct. & Fellow. Hall3500175 [b]Church Class-rooms60060Main Sanct. & Fellow. Hall4000200 [b]070Church Class-rooms70070025Main Sanct. & Fellow. Hall70, 150070, 75 [b]Church Total Parking DemandTuesday Wednesday Thursday Friday SaturdayChurch Class-roomsChurch Total Parking DemandChurch Total Parking DemandChurch Total Parking DemandChurch Total Parking DemandANTICIPATED OPERATIONS FOR THE CHURCHTABLE 5HOPE CHAPEL PROJECT, HERMOSA BEACHSundayMonday25Church Total Parking DemandChurch Total Parking DemandMain Sanct. & Fellow. Hall70Main Sanct. & Fellow. Hall400, 4500200 [b], 225 [b]Church Class-rooms60060128 TABLE 6WEEKDAY (FRIDAY) SHARED PARKING DEMAND ANALYSISHOPE CHAPEL PROJECT, HERMOSA BEACH(1) (5)Land UseSize 29.653 KSF 14.739 KSFSharedPkg Rate 4.0 /KSF ParkingPeak 215 Spc. 119 Spc. 44 Spc. DemandSpaces (2)+(3)+(4)Time of Day6:00 AM 47:00 AM 208:00 AM 569:00 AM 13110:00 AM 16211:00 AM 17912:00 PM 1841:00 PM 1882:00 PM 1913:00 PM 1844:00 PM 1795:00 PM 1676:00 PM 2067:00 PM 3188:00 PM 3039:00 PM 17410:00 PM 3411:00 PM 1212:00 AM 0TotalParking SupplyChurch = 192 Spc.Market = 119 Spc.(2) (4) (6)359359359359359359359359359359359359359359950 Bldg. = 48 Spc.4442 3593241359ChurchNumber ofSpaces(from Table 5,Friday scenario)950 Artesia Blvd. Commercial Bldg.Number ofSpaces44 Spc. Entitled1150000043434343431032152150034344434343112035942372103738000359359(3)Lazy Acres Grocery MarketNumber ofSpaces38214775941041071049999103103103885934120(7)Surplus/Deficiency(+/-)3553393032281971801751711681751801921534156185325347359129 TABLE 7WEEKEND (SUNDAY) SHARED PARKING DEMAND ANALYSISHOPE CHAPEL PROJECT, HERMOSA BEACH(1) (5)Land UseSize 29.653 KSF 14.739 KSFSharedPkg Rate 4.0 /KSF ParkingPeak 228 Spc. 119 Spc. 44 Spc. DemandSpaces (2)+(3)+(4)Time of Day6:00 AM 37:00 AM 128:00 AM 2389:00 AM 26510:00 AM 28611:00 AM 31612:00 PM 3311:00 PM 3412:00 PM 1253:00 PM 1254:00 PM 1205:00 PM 1156:00 PM 1297:00 PM 1608:00 PM 1509:00 PM 13410:00 PM 8411:00 PM 1812:00 AM 0Note:[a] The 950 Artesia Blvd. building is closed for business on Sunday, except for Ucode (3-space demand).Parking SupplyChurch = 192 Spc.ChurchNumber of 950 Bldg. = 48 Spc.Market = 119 Spc.359Spaces Spaces35935935935935973359359359209225359359Total(6)(4)950 Artesia Blvd. Commercial Bldg.Number of(from Table 5,Sunday scenario)(2)3Lazy Acres Grocery MarketNumber ofSpaces21521521503593593590022822807070704022830333333333963333003003000359359359359359(3)39204768851001101191191141099080644418044 Spc. Entitled(7)Surplus/Deficiency(+/-)35634712194239432818359244230199[a]275341234234130 April 4, 2018 City of Hermosa Beach Planning Department 1315 Valley Dr. Hermosa Beach, CA 90254 Hope Chapel Project Description This project is an addition and modernization to the existing Hope Chapel church building. The project proposes a cumulative 26,145 g.s.f. of additions to an existing 34,750 g.s.f. building for a proposed total of 60,895 g.s.f. (plus parking areas of 31,540 g.s.f.). The additional building area will be in two locations; on the Pacific Coast Highway side and a partial 3rd story in the rear. The addition on the PCH side (West) will be a 2-story open and glassy entry lobby, access stair, ground level meeting rooms and an outdoor terrace. The design intent of this element is provide a clear, obvious and welcoming architectural statement to the community. The addition in the rear (East) will provide additional space for the Children’s and Youth ministries. This addition, when completed, will be lower than the existing barrel vaulted roof, which will be removed in this portion of the project. The interior of the existing facility will be upgraded in full to meet current building codes, structural upgrades, accessibility standards, and receive significant design improvements. Cafes which are included in these design improvements are not commercial in nature and are provided for use and operation by church staff for church members. A new fire wall will be built to separate the building (CBC) and to allow for major upgrades to the existing children's church functionality, including a third story addition to allow expansion of this ministry area. Additional scope in existing miscellaneous portions of the project include repaving and restriping at ground level p arking which includes the use of tandem parking which will be run and managed by the church’s parking ministry staff. This service will be provided at peak service hours on Fridays, Saturdays, and Sundays. Replacement of existing electrical, plumbing, an d mechanical systems will occur throughout, additional new life safety systems at building addition, structural retrofits and additions, and landscaping and utility improvements at the street front and at the driveway/walkway north of the Hope Chapel church building will also be provided. No outdoor activity improvements are intended in the driveway between Lazy Acres and Hope Chapel, but new paving will be provided as necessary for on site water retention and treatment per the Building Code. The church is looking to revitalize their facilities and strengthen their presence in the community. The existing church worship service size is staying the same but the church is planning to improve the quality of their supporting ministry programs. By redefining the face of the church, redesigning the facility in full, and offering a better space for children during the church worship services, they intend to better serve their existing congregation and offer greater services to the community. The conditional use of this project is to be coordinated with concurrent processing of permit for Lazy Acres at the existing building north of the Hope Chapel church project. The projects have a joint/shared parking agreement, described in the Parking Analysis, submitted with the Lazy Acres project. The maximum parking demand, as described in the Parking Study, is during the Church’s services on Friday Night Church Service - 6:30 PM to 9:30 PM, Saturday Night Church Service - 5:30 PM to 8:30 PM, Sunday Church Services - 8:00 AM to 1:15 PM. During these peak parking times the Church has Parking Ministry volunteers that help guide Lazy Acres customers and Hope Chapel members to the available parking areas to optimize safe traffic flow and use of all parking spaces. 131 Page 2 of 5 Adjacent Building Descriptions: 950 Artesia - Commercial Building Lower Level Tenants: Suite 976 & 980: ICAN California Abilities Network 501c3 (assembly use) 5177 SF A life skill and employment training center for persons with developmental disabilities. The facility will have a commercial kitchen as a training space for clients and for coffee/tea and baked goods for outside catering. They are licensed to serve a maximum of 30 clients on site per day Monday through Friday 9:00 am – 2:30 pm. Parking demands are low due to the nature of the business and clientel. All clients received transportation services and/or parent drop off/pickup. Employees on site: 10 per day ICAN is a non-profit launched by Hope Chapel and thus employees can park at Hope Chapel staff garage to alleviate parking formula. The commercial kitchen will be used as a training kitchen to provide our disabled clients an opportunity to have a learning center to prepare them from to work in their community in the food services industry. As an organization it is our mission to train our clients for the real world and in efforts to do that effectively we have found it would be great to have a space to tdo that for food services. We will take on small outside catering contracts so they can learn to produce real life products and learn customer services and deliver goods to offices and events. They will also learn how to prepare basic meals that they can recreate in their homes with their families. This is a life skill we all learn as adults and we want to provide this training for our clients. We are not a café open to the public. We are simply a life and employments skills training center for the disabled persons we serve. Office Hours; Monday-Friday: 9:00 am to 4:30 pm Saturday – Sunday: Closed Suite 972 UCODE (assembly use) 1562 SF UCODE teaches kids and teens how to use technology and coding skills to solve problems through its labs, camps and events. Using their creative minds, students create applications for mobile devices, develop websites, program software, and design games. A great majority of their students are non driving age and are dropped off by their parents. This is a key factor in the low parking demands for our business model. Two training groups per two hour session (t ime block) training has 6-8 students per. Parking: 2-3 employees per training group and 2 spaces for parent Q& A. General operational hours are Monday - Friday Instruction Hours: Monday-Friday: 3:00 pm to 7:00 pm Saturday-Sunday: 10:00 am to 4:00 pm Upper Level Tenants: Suite 950, 960 & 966 General Office Space – Future Tenant TBD 5478 SF Suite 970 – Brighton Escrow 2522 SF Office Hours: 132 Page 3 of 5 Monday-Friday: 9:00 am to 5:00 pm Saturday-Sunday: Closed 2306 Pacific Coast Highway - Administration Building Existing adjacent office building that provides office space for church staff. Operations at this location are not being changed. Typical operations occur Monday through Friday 8:00 am - 5:00 pm. On site parking is provided for 31 vehicles. There is parking provided in the basement, a lobby and parking on the first floor, 4 offices, conference, and reception space on the third floor, and 4 offices on the second floor. Offices are used by church staff for general operations and preparation and review for church services. These spaces are not used concurrently during services or other peak occupancy times for the assembly areas in 2420 Pacific Coast Highway. Church Operations Monday  Church open from 5:30 PM to 9:30 PM  Ministry Classes 6:00 PM to 9:00 PM, held in church classrooms (approximately 25 adults) Tuesday  Church open from 8:00 AM to 10:00 PM  Women's Bible Study, 9:00 AM to 11:00 AM, held in main sanctuary (approximately 70 adults and 15 employees)  Children's Program/Nursery, 9:00 AM to 11:00 AM, held in children's classrooms (approximately 20 children/non - drivers)  Tuesday Night Church Service, 6:30 PM to 9:30 PM, held in main sanctuary (approximately 150 adults and 15 employees)  Youth/High School Program, 6:30 PM to 9:30 PM, held in youth program area (approximately 80 youths/non -drivers) Wednesday  Church open from 8:00 AM to 10:00 PM  Women's Bible Study, 9:00 AM to 11:00 AM, held in main sanctuary (approximately 70 adults and 15 employees)  Children's Program/Nursery, 9:00 AM to 11:00 AM, held in children's classrooms (approximately 20 children/non- drivers)  Ministry Classes, 6:30 PM to 9:30 PM, held in church classrooms (approximately 70 adults and 10 employees)  Children's Program/Nursery, 6:30 PM to 9:30 PM, held in children's classrooms (approximately 20 children/non - drivers) Thursday  Church open from 8:00 AM to 10:00 PM  Ministry Classes, 6:30 PM to 9:30 PM, held in church classrooms (approximately 60 adults and 10 employees)  Children's Program/Nursery, 6:30 PM to 9:30 PM, held in children's classrooms (approximately 20 children/non - drivers) Friday  Church open from 8:00 AM to 10:00 PM  Friday Night Church Service, 6:30 PM to 9:30 PM, held in main sanctuary (approximately 400 adults and 15 employees)  Youth/Jr. High School Program, 6:30 PM to 9:30 PM, held in youth program area (approximately 125 youths/non- drivers)  Children's Program/Nursery, 6:30 PM to 9:30 PM, held in children's classrooms (approximately 75 children/non - drivers) Saturday  Church open from 8:00 AM to 10:00 PM  Saturday Night Church Service, 5:30 PM to 8:30 PM, held in main sanctuary (approximately 350 adults and 15 employees) 133 Page 4 of 5  Children's Program/Nursery, 5:30 PM to 8:30 PM, held in children's classrooms (approximately 100 children/non - drivers) Sunday  Church open from 7:00 AM to 10:00 PM  Sunday Morning First Church Service, 8:00 AM to 10:00 AM, held in main sanctuary (approximately 400 adults and 15 employees)  Children's Program/Nursery, 7:30 AM to 10:15 AM, held in children's classrooms (approximately 100 children/non - drivers)  Sunday Morning Second Church Service, 11:00 AM to 1:15 PM, held in main sanctuary (approximately 450 adults and 15 employees)  Children's Program/Nursery, 10:15 AM to 1:30 PM, held in children's classrooms (approximately 150 children/non - drivers)  Ministry Classes, 6:30 PM to 9:30 PM, held in church classrooms (approximately 60 adult s and 10 employees) Miscellaneous Uses During Church Operations  Cafes to provide basic services such as snacks and coffee to congregation. These will be private operations, managed by the Church. These are not rentable commercial spaces.  Chapel to be dual-use space offering prayer and ministry services similar to meeting rooms as well as offering smaller special event space such as ceremonies for small weddings.  Fellowship hall to be used for special events as listed below.  Rehearsal room to be a soundproof room used before and during primary worship services for choir and band preparation and rehearsal Special Events  Holiday Services: Regular service hours with higher number of occupants (approximately 655 maximum people at peak)  Event Receptions: Approximately 180 people, not concurrent with regular church services Project Schedule While at this time, it is difficult to define the durations of all activities required to complete the project, the following is an anticipated timeline and durations for the project activities: ACTIVITY TIMEFRAME DURATION Planning Commission Approval Spring 2018 Fundraising / Capital Campaign Spring 2018 – Spring 2022 * 2-4 year duration* Construction Documents and Permitting Spring 2021* - Winter 2022* 9 month duration Construction Winter 2022* – Spring 2023* 12 – 18 month duration * If the fundraising and capital campaign is successful, this duration may be shortened, making all following phases occur sooner 134 Page 5 of 5 135 NORTHPacific OceanArtesia BlvdP a c i f i c C o a s t H i gh w a y405W 190th StManhattan Beach BlvdHope Chapel2420 Pacific Coast HighwayHermosa Beach, CA 90254Inglewood AveHawthorne BlvdVail AveP ro s p e c t A v eAviation BlvdArtesia BlvdBuilding 1 (West of Fire Wall)Occupancy:Construction Type:Allowable AreaActual AreaMezzanine:Allowable Stories / HeightActual Stories / Height:Construction Ratings:Sanctuary / Fellowship HallA-2, A-3 (B, E Accessory)IIIB, Fully Sprinklered, Non-Separated OccupanciesAt = 9,500 (CBC Table 503) If = 0No frontage increase usedIs = 2 (CBC 506.3) 2-story building increaseAa = At + [At x If] + [At x Is]28,500 SF = 9,500 + (9,500 x 0) + (9,500 x 2.0)26,000 SF < 28,500 SFOK1/3 floor area (CBC 505.2.1)2 Stories / 55 FT (CBC Table 503)2 Stories + Mezzanine / 35 FT (43 FT T.O. Tower)Exterior Bearing Walls: 2 Hours (Table 602)Building Data (CBC)Required Submittals-Fire Sprinklers-Fire Alarm System-Emergency voice / alarm communication system in accordance with NFPA 72Building 2 (East of Fire Wall)Occupancy:Construction Type:Allowable AreaActual AreaMezzanine:Allowable Stories / HeightActual Stories / Height:Construction Ratings:Children's ChurchA-3 (B, E Accessory)IIIA, Fully Sprinklered, Non-Separated OccupanciesAt = 14,000 (CBC Table 503) If = 0No frontage increase usedIs = 2 (CBC 506.3) 2-story building increaseAa = At + [At x If] + [At x Is]42,000 SF = 14,000 + (14,000 x 0) + (14,000 x 2.0)16,000 SF < 42,000 SFOK1/3 floor area (CBC 505.2.1)3 Stories / 65 FT (CBC Table 503)3 Stories / 35 FT (43 FT T.O. Tower)Primary Structural Frame: 1 Hour (Table 602)Exterior Bearing Walls: 2 Hours (Table 602)Interior Bearig Walls: 1 Hour (Table 602)Floor Construction:1 Hour (Table 602)Roof Construction:1 Hour (Table 602)Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Title SheetT00015262016.09.29Hope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Precise Development PlanA001 Site PlanA001a Site Plan - ParkingA001b Fire Department Access PlanA002 Proposed Floor Plan - Ground FloorA002a Existing Plan - Ground FloorA002b Demolition Plan - Ground FloorA003 Proposed Floor Plan - Main LevelA003a Existing Plan - Main FloorA003b Demolition Plan - Main LevelA004 Proposed Floor Plan - Mezzanine/Third StoryA004a Existing Plan - MezzanineA004b Demolition Plan - MezzanineA005 Roof PlanA006a Adjacent Buildings Plans (Reference- 950 Artesia Blvd)A006b Adjacent Buildings Plans (Reference - 2306 Pacific Coast Highway)A007 ElevationsA008 ElevationsA009 SectionsA010 VisualsA011 Building Height ExhibitsVicinity MapProject DescriptionProject Data and Code and Zoning ReviewProject Address 2420 Pacific Coast Highway, Hermosa Beach CA, 90254Project Client Hope ChapelProject Number 1526Legal Description Portion of Lot 2, Block 83, Second Addition to Hermosa Beach asshown on the Map Recorded in Book 3 Pages 11& 12 of Mapsrecords of Los Angeles County; recorded in book 160 at page 36 ofRecord of Survey Los Angeles County, CA,Registrar-Recorder/County ClerkTract Number Tract Number TR0003-011A; Record of Survey RS 160-036Zone C-3/AH-OGeneral Plan General Commercial Affordable Housing OverlayLot Size 45,000 SFFootprint 42,000 Total (8,000 SF New, 34,000 SF Existing)Gross Building Area 92,435 Total (71,500 SF Existing)FAR 2.05 (1.0 Tier 1, UL Tier 2)Existing Use Worship/congregation space, meeting spaces, church operationsProposed New Use Worship/congregation space, meeting spaces, church operations,fellowship space, youth centerBuilding ConstructionTypeType IIIA Sprinklered, Type IIIB SprinkleredBuilding Height 35' Maximum at new; 42' Maximum at tower, existing not to beincreasedOccupancy Types A-2, A-3, E, S-2Existing Parking 125 spaces; 356 spaces available for church usesNew Parking 98 spaces; 359 spaces available for church usesL1.0 Landscape Concept PlanL1.1 Landscape Concept PlanL1.2 Landscape Concept PlanC1 Site PlanT000 Title SheetSheet ListExisting CBC Square Footage to New CBC Square Footage ReviewFloorExisting CBC SquareFeetProposed CBCSquare FeetChange DescriptionGround Floor(First Floor)31,395 39,670 8,275 Lobby, meeting roomadditionMain Floor(Second Floor)31,395 38,265 6,870 Lobby addition,including terrace areaMezzanine /Third Floor3,500 14,500 11,000 New mezzanine areaand new third floor66,290 92,435 26,145Existing Parking to New Parking ReviewParking Lot2017 ApprovedParkingProposed ParkingHope Chapel Admin Building 31 31Hope Chapel Church Building 101 98Lazy Acres Lots 182 182950 Artesia 44 48358 3591 Site Survey3,500 (0 Third, 3,500 Mezzanine) 14,500 (11,157 Third, 3,343 Mezzanine) Note:The building data below pertains to the California Building Code (CBC). It is provided to demonstrate compliance with allowable areas, number of stories, and construction type under the CBC. The data and areas contained in this analysis will differ from other analyses as different rules and calculations apply.Note:For Additional Parking Tabulations see Sheet A001a2420 Pacific Coast Highway -Hope Chapel BuildingFloorGround Floor (First Floor)Main Floor (Second Floor)Mezzanine / Third FloorNew Gross SF8,130 GSF38,260 GSF14,500 GSF60,895 GSF2306 Pacific Coast Highway -Administration BuildingFloorGround Floor (First Floor)Second FloorThird FloorNew Gross SF800 GSF4,600 GSF4,600 GSF10,000 GSF TotalDescriptionLobbyChurch OfficesChurch OfficesDescriptionLobby, Youth ProgramChurch Children's Church, Classrooms, Operations950 Artesia Blvd. -Commercial BuildingFloorUpper FloorLower FloorNew Gross SF8,000 GSF6,739 GSF14,739 GSF TotalDescriptionGeneral Offices, Real Estate OfficesUCODE and ICAN(assembly use)Parking Analysis Square Footage359Total Spaces INCLUDING(18)Tandem Spaces and (8) Parallel Spaces83Compact Spaces at (18) Tandem83/359 = 23.2% <30%341Total Spaces NOT INCLUDINGTandem Spaces65Compact Spaces at Non-Tandem65/341 = 19.1% < 30%This project is an addition and modernization to the existing Hope Chapel church building. The project proposes a cumulative 26,145 g.s.f. of additions to an existing 34,750 g.s.f. building for a proposed total of 60,895 g.s.f. (plus parking areas of 31,540 g.s.f.). The additional building area will be in two locations; on the Pacific Coast Highway side and a partial 3rdstory in the rear. The addition on the PCH side (West) will be a 2-story open and glassy entry lobby, access stair, ground level meeting rooms and an outdoor terrace. The design intent of this element is provide a clear, obvious and welcoming architectural statement to the community. The addition in the rear (East) will provide additional space for the Children’s and Youth ministries. This addition, when completed, will be lower than the existing barrel vaulted roof, which will be removed in this portion of the project.The interior of the existing facility will be upgraded in full to meet current building codes, structural upgrades, accessibility standards, and receive significant design improvements. Cafes which are included in these design improvements are not commercial in nature and are provided for use and operation by church staff for church members. A new fire wall will be built to separate the building (CBC) and to allow for major upgrades to the existing children's church functionality, including a third story addition to allow expansion of this ministry area. Additional scope in existing miscellaneous portions of the project include repaving and restriping at ground level parking which includes the use of tandem parking which will be run and managed by the church’s parking ministry staff. This service will be provided at peak service hours on Fridays, Saturdays, and Sundays. Replacement of existing electrical, plumbing, and mechanical systems will occur throughout, additional new life safety systems at building addition, structural retrofits and additions, and landscaping and utility improvements at the street front and at the driveway/walkway north of the Hope Chapel church building will also be provided. No outdoor activity improvements are intended in the driveway between Lazy Acres and Hope Chapel, but new paving will be provided as necessary for on site water retention and treatment per the Building Code.The church is looking to revitalize their facilities and strengthen their presence in the community. The existing church worship service size is staying the same but the church is planning to improve the quality of their supporting ministry programs. By redefining the face of the church, redesigning the facility in full, and offering a better space for children during the church worship services, they intend to better serve their existing congregation and offer greater services to the community.The conditional use of this project is to be coordinated with concurrent processing of permit for Lazy Acres at the existing building north of the Hope Chapel church project. The projects have a joint/shared parking agreement, described in the Parking Analysis, submitted with the Lazy Acres project. The maximum parking demand, as described in the Parking Study, is during the Church’s services on Friday Night Church Service - 6:30 PM to 9:30 PM, Saturday Night Church Service -5:30 PM to 8:30 PM, Sunday Church Services - 8:00 AM to 1:15 PM. During these peak parking times the Church has Parking Ministry volunteers that help guide Lazy Acres customers and Hope Chapel members to the available parking areas to optimize safe traffic flow and use of all parking spaces.Adjacent Building Descriptions:950 Artesia - Commercial BuildingLower Level Tenants:Suite 976 & 980: ICAN California Abilities Network 501c3 (assembly use)5177 SFA life skill and employment training center for persons with developmental disabilities. The facility will have a commercial kitchen as a training space for clients and for coffee/tea and baked goods for outside catering. They are licensed to serve a maximum of 30 clients on site per day Monday through Friday 9:00 am – 2:30 pm. Parking demands are low due to the nature of the business and clientel. All clients received transportation services and/or parent drop off/pickup.Employees on site: 10 per dayICAN is a non-profit launched by Hope Chapel and thus employees can park at Hope Chapel staff garage to alleviate parking formula.The commercial kitchen will be used as a training kitchen to provide our disabled clients an opportunity to have a learning center to prepare them from to work in their community in the food services industry. As an organization it is our mission to train our clients for the real world and in efforts to do that effectively we have found it would be great to have a space to tdo that for food services. We will take on small outside catering contracts so they can learn to produce real life products and learn customer services and deliver goods to offices and events. They will also learn how to prepare basic meals that they can recreate in their homes with their families. This is a life skill we all learn as adults and we want to provide this training for our clients. We are not a café open to the public. We are simply a life and employments skills training center for the disabled persons we serve.Office Hours;Monday-Friday: 9:00 am to 4:30 pmSaturday – Sunday: ClosedSuite 972 UCODE (assembly use)1562 SFUCODE teaches kids and teens how to use technology and coding skills to solve problems through its labs, camps and events. Using their creative minds, students create applications for mobile devices, develop websites, program software, and design games.A great majority of their students are non driving age and are dropped off by their parents. This is a key factor in the low parking demands for our business model. Two training groups per two hour session (time block) training has 6-8 students per.Parking: 2-3 employees per training group and 2 spaces for parent Q& A. General operational hours are Monday-FridayInstruction Hours:Monday-Friday: 3:00 pm to 7:00 pmSaturday-Sunday: 10:00 am to 4:00 pmUpper Level Tenants:Suite 950, 960 & 966 General Office Space – Future Tenant TBD5478 SFSuite 970 – Brighton Escrow2522 SFOffice Hours:Monday-Friday: 9:00 am to 5:00 pmSaturday-Sunday: Closed2306 Pacific Coast Highway - Administration BuildingExisting adjacent office building that provides office space for church staff. Operations at this location are not being changed. Typical operations occur Monday through Friday 8:00 am - 5:00 pm. On site parking is provided for 31 vehicles. There is parking provided in the basement, a lobby and parking on the first floor, 4 offices, conference, and reception space on the third floor, and 4 offices on the second floor. Offices are used by church staff for general operations and preparation and review for church services. These spaces are not used concurrently during services or other peak occupancy times for the assembly areas in 2420 Pacific Coast Highway.Existing Gross SF1,500 GSF30,450 GSF2,800 GSF34,750 GSFExisting Gross SF800 GSF4,600 GSF4,600 GSF10,000 GSF TotalExisting Gross SF8,000 GSF6,739 GSF14,739 GSF Total26,145 GSF Added+0-3+0+4+1136 5647%674#.'0)+0''4+0)Ä%+8+.'0)+0''4+0)Ä5748';+0)Ä.#0&2.#00+0)$CNDQC#XGPWG5WKVG5CP&KGIQ%#2JQPG  Ä6/22/20176/22/2017137 1 inch = ft. SCALE IN FEET 20 C12'5'23 4 11 5 7 8 6 9 10 13 14 ‘ 12 ESTIMATED TOTAL DEPTH WITH 10' PENETRATION INTO PERMEABLE SOILS74' FOR BASIN #5, 75' FOR BASIN #2SETTLING CHAMBER DEPTHOVERFLOW HEIGHT12 1 15 Manufactured and Installed by TORRENT RESOURCES An evolution of McGuckin Drilling www.torrentresources.com ARIZONA 602/268-0785 NEVADA 702/366-1234 CALIFORNIA 661/947-9836 AZ Lic. ROC070465 A, ROC047067 B-4, ADWR 363 CA Lic. 528080, C-42, HAZ. NV Lic. 0035350 A - NM Lic. 90504 GF04 U.S. Patent No. 4,923,330 - Trademark 1974, 1990, 2004 Š Š 6 16 17 ‘ 184'8"13'3'18'Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.‹&23<5,*+7Team Project No. Drawing No. Conditional Use Permit Resubmittal TE/BS 2016.06.20 2017.06.27 C:\temp\1526 Hope Chapel - Arch(2016)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Civil Site Plan152603/16/16PR ELI MI N A R Y 138 UPUPNew Addition and Modernization to Existing Church BuildingNew Grocery Store "Lazy Acres"(Existing Structure)Existing Commercial Office SpaceExisting ResidentialExisting Church Administration BuildingExisting Commercial BuildingBuilding 1 -Sanctuary / Fellowship Hall26,000 SF Site Footprint52,650 Gross SF2-StoryA-2, A-3 OccupancyType IIIB ConstructionSprinkleredBuilding 2 -Children's Church16,000 SF Site Footprint39,780 Gross SF3-StoryA-3 OccupancyType IIIA ConstructionSprinkleredPacific Coast HighwayArtesia BlvdSide Setback10' - 0"New addition indicated by diagonal hatch17' - 0"Rear Setback12' - 0"300' - 0"150' - 0"0' -0" front setbackExisting 0' -0" Side Setback24th St.Prospect Ave.140' - 0"288' - 0"Existing Property Elevation: 172.56'Existing Property Elevation: 172.43'Existing Property Elevation: 179.87'Existing Property Elevation: 178.52'New Finish Elevation: 176'New Finish Elevation: 176'New Finish Elevation: 171'Adjacent Elevation: 170.70'Adjacent Elevation: 163'New Finish Elevation: 178.52'Adjacent Elevation: 178.60'New Finish Elevation: 179.87'Adjacent Elevation: 179.00'Existing curb cutPermeable pavers2 Hour Fire WallNORTH14,735 GSF10,000 GSFProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Site PlanA00115262016.09.29 1/32" = 1'-0"1Overall Site Plan139 DNUPDNUPDNDNUPUPUPUPNew Grocery Store "Lazy Acres"(Existing Structure)Existing ResidentialExisting Commercial BuildingPacific Coast HighwayArtesia Blvd17' - 0"13013113213313413513613713813914014114214314414514614714814915015115215315415515615715815916016116218518618718818919019119219319419519616316416516616716816917017117217317417517617717817919720020120220320420521521621721821922022122222322422522622722820620720820921021121221321422923023123223323423523623723823924024124224324424524624724824925025125225325425525625725825926026126226336426526626726826927027127227327427527627727827928028128229930030130230330430530630730830931031132532432332232132031931831731631531431331232933033133233333433733833934034134234334434534634734935035135335435535735635835999100101102103104105106107108109110111112113114Note:Additional parking below accessed from Pacific Coast Highway, see2A001aUpper Admin Garage:16 Spaces TotalChurch Ground Floor Parking:98 Spaces Total283384285286287288289290291292293294295296297298328336Parking accessed from Borden Ave. BordenDirect AccessStair down and access to lobby via sidewalkShorewood Plaza950 Artesia Blvd.Existing Commercial Office Space14,739 GSFUsed for Commercial Tenants (8,000 GSF)and UCODE and ICAN (6,739 GSF)NORTHExisting Administration Building10,000 GSF B-OccupancyUsed for Church Administration19819912345678910111213161718192021393837363534333231302928274041424344454647484950515253545556577677787980818283848586878889909192935859606162636465666768697071727374752214152324252629,653 GSFHope Chapel Building2420 Pacific Coast Highway60,895 GSF949596979833534835232732618018118218318414' - 1"Parking ministry greeting pointNote:Parking ministry will assist in providing parking at peak demand. The parking ministry intends to have 5-8 church members who provide a coordination and valet service at peak hours on Saturdays and Sundays and to coordinate in-flow and out-flow coordination with tandem parking. Gray directional tones indicate the one way directional traffic to maintain appropriate flow of traffic and to assist guidance in general circulation.0' -0"Sideyard Setback Line10' -0"Sideyard Setback Line0' -0"Front Setback Line12 -0"Sideyard Setback Line115116117118119120121122123124125126129128127Pacific Coast HighwayLower Admin Garage:15 Spaces TotalAccess to lobby via sidewalkUp stair to acces aboveNORTHExisting Administration BuildingHope Chapel Offices2306 Pacific Coast Highway.Existing Administration Building10,000 GSFProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Site Plan - ParkingA001a15262016.09.29 1/32" = 1'-0"1Overall Site Plan - Parking Plan 1/32" = 1'-0"2Overall Site Plan - Admin Parking LowerExisting Parking to New Parking ReviewParking Lot2017 ApprovedParkingProposed ParkingHope Chapel Admin Building 31 31Hope Chapel Church Building 101 98Lazy Acres Lots 182 182950 Artesia 44 48358 359Parking Study• Linscott, Law & Greenspan prepared an updated parking analysis reviewing the impacts of the concurrent modifications with the Lazy Acres Grocery Market and Hope Chapel. The study addresses an additional 26,145 square feet at Hope Chapel. For additional information, see LLG Reference 2.17.3853.1 Table 5 for reference to the expected peak parking demands.• Note: Parking study was updated on December 12, 2017 with square footage refinements related to the Church mater Plan renovations. No changes were made to the proposed Lazy Acres Grocery Market, its parking supply sllocations, and the sharing of parking spaces between the Market and the Church, as previously approved by the City. Althrough seismic retrofit and interior modifications/energey/cosmetic upgrades are planned for the 950 Artesia Boulevard building, there will be no changes to square footage, land use, and parking layout; therefore, this building is streated as a standalone facility for parking study purposes. Review of the refined information and additional factors concluded that on-site parking supply would still exceed expectations for peek demands.Standard Spaces8 -6" x 18' -0" (Min.)25' AisleCompact Spaces7' -6" x 15 -0" (Min.)At 359 Total Parking Spaces:8 Accessible Spaces Required(2 Van Spaces Required)12 Accessible Spaces Provided(3 Van Spaces Provided)359Total Spaces INCLUDING(18) Tandem Spaces and (8) Parallel Spaces83Compact Spaces at (18) Tandem83/359 = 23.2% <30%341Total Spaces NOT INCLUDINGTandem Spaces65Compact Spaces at Non-Tandem65/341 = 19.1% < 30%140 UPFire RadiusR 150' - 0"New Addition and Modernization to Existing Church BuildingNew Grocery Store "Lazy Acres"(Existing Structure)Existing ResidentialExisting Church Administration BuildingExisting Commercial BuildingPacific Coast HighwayArtesia BlvdSide Setback10' - 0"17' - 0"Rear Setback12' - 0"Borden Ave.Rhodes St.24th St.Hillcrest Dr.Prospect Ave.Building 1 -Sanctuary / Fellowship Hall26,000 SF Site Footprint52,650 Gross SF2-StoryA-2, A-3 OccupancyType IIIB ConstructionSprinkleredBuilding 2 -Children's Church16,000 SF Site Footprint39,780 Gross SF3-StoryA-3 OccupancyType IIIA ConstructionSprinkleredFire Lane20' - 0"Fire R adiusR 150' - 0"Existing public fire hydrant (Hydrant 1 of 5)(1,586 gallons/min @ 20 psi)New private fire hydrant (Hydrant 3 of 5)In c re a s e d F ire R a d iu s R 2 0 0 ' - 0 "Increased Fire RadiusR 200' - 0"(E xistin g B u ild in g w ith F u ll S p rin kle r S yste m )(Existing Building with Full Sprinkler System)R 50' - 0"Existing Commercial Office SpaceNORTH(150' - 0" Maximum Dead End)150' - 0"Fire Lane20' - 0"New private fire hydrant (Hydrant 2 of 5)New public fire hydrant (Hydrant 4 of 5)(Existing Building with Full Sprinkler System)Fire RadiusR 150' - 0"R 200' - 0"21 St.Existing public fire hydrant (Hydrant 5 of 5)Fire RadiusR 150' - 0"R 200' - 0"Notes:1. New fire water loop to provide required GPM supply to site -see Civil for additional information.2. If a booster pump is required it shall be located under the building in an enclosed room.0' -0"Sideyard Setback Line10' -0"Sideyard Setback Line0' -0"Front Setback Line12 -0"Sideyard Setback LineProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Fire Department Access PlanA001b15262016.09.29 1/32" = 1'-0"1Overall Site Plan141 DNDNDNDN141312111098765432ABCDA1B1C1119' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10"19' - 10" 19' - 10" 19' - 10" 15' - 5 1/2" 21' - 0" 17' - 7 3/8"34' - 11 1/2"13' - 0"22' - 0"22' - 0"13' - 0"34' - 11 1/2"47' - 0 1/2"139' - 11"18' - 0"25' - 0"18' - 0"+/- 16' - 0"18' - 0"25' - 0"16' - 0"Drive-Through-SpacesWalk17' - 6"17' - 6"2A0071A0072A008ParkingReceptionCafe(Lower)YouthLobby(Lower)2A0092A0093A0093A0091A0091A009ElectricalRoomStorageBackupGeneratorRestroomRestroomStairway2Stairway3Stairway4To Column17' - 8"Greater Than 18' - 0" Min.20' - 2"58' - 11"45' - 1"26' - 11"39' - 0"NORTHPacific Coast HighwayDNDNDN18' - 8"8' - 0"12' - 0"Typ. Parallel Parked21' - 0"125Existing Spaces (118 Standard + 7 Compact)108Existing Spaces Under Structure*See A002a for Existing Parking Labels80Proposed Spaces Under Structure98Proposed Spaces with Tandem Under StructureStandard Spaces8 -6" x 18' -0" (Min.)25' AisleCompact Spaces7' -6" x 15 -0" (Min.)98Total Spaces INCLUDING(18) Tandem Spaces and (8) Parallel Spaces34Compact Spaces at Tandem83/359 = 23.2% <30%80Total Spaces NOT INCLUDING(18) Tandem Spaces16Compact Spaces at Non-Tandem65/341 = 19.1% < 30%123456789101112131617181920213938373635343332313029282740414243444546474849505152535455565776777879808182838485868788899091929358596061626364656667686970717273747522141523242526Note:Cafe is for self-service of church members, not commercial applicationHallwayElevator3513523533543552,728 SF526 SF98 SF1,454 SF234 SF203 SF185 SF690 SF694 SF152 SF148 SF145 SF496 SF74 SFElevator2215 SF18' - 0"9 ' - 0 "8 ' - 6 "18' - 0"60°9' - 10"11' - 6"19' - 10"21' - 0"21' - 0"10' - 3"21' - 0"21' - 0"21' - 0"8' - 0"Decorative PaversPermeable PaversPermeable PaversTandem1Tandem2Tandem3Tandem4Tandem5Tandem6Tandem7Tandem8Tandem9Tandem10Tandem11Tandem12Tandem13Tandem14Tandem15Tandem16Tandem17Tandem18Parallel 1Parallel 2Parallel 3Parallel 4Parallel 5Parallel 6Parallel 7Parallel 80' -0"Sideyard Setback Line10' -0"Sideyard Setback Line0' -0"Front Setback Line12 -0"Sideyard Setback LineProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Proposed Floor Plan - Ground FloorA00215262016.09.29 3/32" = 1'-0"1Proposed Ground Floor PlanKeynotes142 DNDN141312111098765432ABCDA1B1C11EntryFoyerStorageStairwellStorageMPOEStairwellNORTHPacific Coast Highway1251241231221211201191181171161151141131121111101091081071061051041031021011009998969594939291908988878684838281807978777675747372706968676665636261605857565554535251504948473435363738394041424344451718192021222324252627282930313312345678910111213141516324659647185978' - 6" Typ.18' - 0" Typ.125 Existing Spaces118 Standard7 Compact0' -0"Sideyard Setback Line10' -0"Sideyard Setback Line0' -0"Front Setback Line12 -0"Sideyard Setback LineProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Existing Plan - Ground FloorA002a15262016.09.29 3/32" = 1'-0"1Existing Plan - Ground Floor143 DNDN141312111098765432ABCDA1B1C1141TYP42TYP424546TYP50TYP43495043455151TYP50TYP434745TYP50TYP52NORTHPacific Coast Highway0' -0"Sideyard Setback Line10' -0"Sideyard Setback Line0' -0"Front Setback Line12 -0"Sideyard Setback LineExisting to RemainExisting to Be RemovedDemolition LegendProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Demolition Plan - Ground FloorA002b15262016.09.29 3/32" = 1'-0"1Demolition Plan - Ground FloorKeynotes41 Existing planter to be removed42 Existing paving to be removed43 Existing striping to be removed44 Existing wall to be removed45 Existing stair to be removed46 Existing elevator to be removed47 Existing backup generator to be removed49 Existing wall to remain50 Existing column to remain51 Existing door to remain52 Existing electrical equipment to be removed 144 DNDNDNDN141312111098765432ABCDA1B1C112A0071A0072A0082A0092A0093A0093A0091A0091A009StageTerraceKitchenStorageCryRoomRehearsalRoomHallwayLobby(Upper)CafeChapelMen'sWomen'sMeeting1Meeting2Meeting3Stairway2Stairway3Children'sChurchLobbyStairway4BackstageHall2 Hour Fire Rated Fire WallJanitorandStorage3 Year2 YearLightwellSanctuaryAudioBoothNote:513 Seats ShownChildren'sChurchGroupNursery4 Year5 YearSpecialNeedsResourceRoomOfficeCounselingOfficeRestroomJanitorFellowshipHallSecurityOfficeChanging Room47' - 0 1/2" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 15' - 5 1/2"21' - 0"Ready-Room34' - 11 1/2"13' - 0"22' - 0"22' - 0"13' - 0"34' - 11 1/2"139' - 11"47' - 0"26' - 9"15' - 8"39' - 7"57' - 5"42' - 0"52' - 1"76' - 8"83' - 6"26' - 8"49' - 1"38' - 10"23' - 7"75' - 7"138' - 11"27' - 4"25' - 4"24' - 7"15' - 1"34' - 10"32' - 3"24' - 0"19' - 0"24' - 1"25' - 11"16' - 10"26' - 7"36' - 0"NORTHPacific Coast HighwayNote:Cafe is for self-service of church members, not commercial applicationCorridor1959 SF3598 SF87 SF1111 SF684 SF74 SF481 SF927 SF307 SF769 SF1514 SF5047 SF120 SF2784 SF905 SF286 SF37 SF338 SF462 SF476 SF488 SF96 SF708 SF560 SF605 SF1026 SF304 SF306 SF580 SF66 SF65 SF65 SF200 SF108 SF819 SF564 SF2687 SF602 SF556 SF576 SF597 SF278 SF244 SF159 SF3774 SFOpen to Below0' -0"Sideyard Setback Line10' -0"Sideyard Setback Line0' -0"Front Setback Line12 -0"Sideyard Setback LineProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Proposed Floor Plan - Main LevelA00315262016.09.29 3/32" = 1'-0"1Proposed Main Floor PlanKeynotes145 DNDN141312111098765432ABCDA1B1C11ReceptionAreaResource2ClassroomGClassroomFClassroomEClassroomIClassroomHResource1ClassroomAClassroomBClassroomCStairCorridorYouthMeetingRoom6910 SFAuditoriumEquipmentRoomStorageMaintenance/StorageStewardAreasClassroomCorridorNurseryFellowshipHallStorageEntryFoyerStorageWomenMenStorageToiletCorridorKitchenBookstoreStorageToiletNote:540 Seats Shown99' - 8"77' - 0"56' - 6"138' - 11"22' - 1"31' - 9"23' - 4"38' - 1"57' - 6"28' - 1"17' - 7"75' - 3"92' - 0"82' - 9"NORTHPacific Coast Highway0' -0"Sideyard Setback Line10' -0"Sideyard Setback Line0' -0"Front Setback Line12 -0"Sideyard Setback LineProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Existing Plan - Main FloorA003a15262016.09.29 3/32" = 1'-0"1Existing Plan - Main Level146 DNDN141312111098765432ABCDA1B1C11TYP45TYP45TYP53TYP49TYP44TYP54TYP45TYP45NORTHPacific Coast Highway0' -0"Sideyard Setback Line10' -0"Sideyard Setback Line0' -0"Front Setback Line12 -0"Sideyard Setback LineExisting to RemainExisting to Be RemovedDemolition LegendProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Demolition Plan - Main LevelA003b15262016.09.29 3/32" = 1'-0"1Demolition Plan - Main LevelKeynotes44 Existing wall to be removed45 Existing stair to be removed49 Existing wall to remain53 Existing stage structure to be removed54 Existing balcony to be removed 147 141312111098765432ABCDA1B1C112A0071A0072A0082A0092A0093A0093A0091A0091A009OpenOffice(Stewards)MediaRoomStairway4Stairway35thGrade4thGradeKitchenandLaundryRRStorage1stGrade2ndGrade3rdGradeRRMeetingRoom2MeetingRoom1MeetingRoom3CorridorStorageOffice2Office1StorageMezzanineThird StoryOpen to BelowOpen to BelowLow ceiling height -unusable space34' - 11 1/2"13' - 0"22' - 0"22' - 0"13' - 0"34' - 11 1/2"139' - 11"47' - 0 1/2" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 19' - 10" 15' - 5 1/2" 21' - 0"58' - 5"19' - 6"56' - 0"19' - 6"27' - 11"19' - 4"23' - 1"22' - 8"22' - 9"22' - 9"28' - 3"13' - 9"12' - 7"12' - 4"22' - 7"16' - 7"60' - 5"17' - 7"17' - 6"21' - 2"21' - 0"21' - 7"NORTHPacific Coast HighwayOpen to BelowOpen to BelowOpen to BelowOpen to BelowOpen to BelowOpen to BelowOpen to BelowOpen to BelowOpen to BelowCirculationBalcony1070 SF311 SF314 SF864 SF524 SF524 SF522 SF524 SF442 SF284 SF1246 SF228 SF227 SF206 SF807 SF62 SF63 SF499 SF492 SF517 SF36 SF1230 SF730 SF685 SF496 SF77 SF621 SF<6' Headroom(Attic Space)<6' Headroom(Attic Space)712 SF98 SF89 SF0' -0"Sideyard Setback Line10' -0"Sideyard Setback Line0' -0"Front Setback Line12 -0"Sideyard Setback LineProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Proposed Floor Plan - Mezzanine/Third StoryA00415262016.09.29 3/32" = 1'-0"1Proposed New MezzanineKeynotes148 141312111098765432ABCDA1B1C11OfficeOfficeOfficeOfficeReceptionStorageMeetingRoomWomenMenStairsStairs13' - 9"12' - 4"12' - 0"12' - 5"11' - 2"11' - 6"38' - 1"31' - 9"NORTHPacific Coast HighwayOpen to BelowOpen to BelowOpen to Below0' -0"Sideyard Setback Line10' -0"Sideyard Setback Line0' -0"Front Setback Line12 -0"Sideyard Setback LineProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Existing Plan - MezzanineA004a15262016.09.29 3/32" = 1'-0"1Existing Plan - Mezzanine149 141312111098765432ABCDA1B1C11TYP55TYP5660606060TYP57TYP61TYP6161NORTHPacific Coast Highway0' -0"Sideyard Setback Line10' -0"Sideyard Setback Line0' -0"Front Setback Line12 -0"Sideyard Setback LineExisting to RemainExisting to Be RemovedDemolition LegendProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Demolition Plan - MezzanineA004b15262016.09.29 3/32" = 1'-0"1Demolition Plan - MezzanineKeynotes44 Existing wall to be removed49 Existing wall to remain55 Existing mezzanine floor to be removed56 Existing truss to remain57 Existing roof above to remain60 Existing truss to be removed61 Existing portion of roof above to be removed, coordinate with roof plan150 141312111098765432ABCDA1B1C112A0071A0072A0082A0092A0093A0093A0091A0091A009Existing roof (Shown hatched)New roofMechanical screenMechanical screenLightwell, open to belowTowerNew skylight, typ.Potential Solar FootprintSolar FootprintSolar FootprintSolar FootprintSolar Footprint179' -10 1/2" Property Line Corner Point C214' -10 1/2" Maximum Building Height (+35')172' -5 1/4" Property Line Corner Point D207' -5 1/4" Maximum Building Height (+35')172' -6 3/4" Property Line Corner Point A207' 6 3/4" Maximum Building Height (+35')178' -6 1/4" Property Line Corner Point B213' 6 1/4" Maximum Building Height (+35')Note:New tower based on additional height allowance permitted by municipal code section 17.46; in addition, the new tower reduces the height currently in place with existing tower being removedElevator housingVentilating fans, typ.Elevator housingNORTH38' - 3"7' - 5"6"10' - 6"37' - 10"12' - 0"114' - 2"3' - 6"29' - 1"13' - 4"Pacific Coast Highway300' - 0"150' - 0"6"Property LineProperty LineProperty LineProperty Line13652New roof451' - 2"88' - 3"46' - 6"21' - 0"187' - 1"10' - 0".286' - 8"Critical Point 1Maximum Height: 207' -5 1/2" (35')Proposed Height 207' -5" (34' -11 1/2")Critical Point 2Maximum Height: 216' -4 1/2" (43')Proposed Height 216' -4" (42' -11 1/2")Critical Point 3Maximum Height: 216' -4 1/4" (43')Proposed Height 214' -4 1/2" (41' -0 1/4")Critical Point 4Maximum Height: 216' -6 1/4" (43')Proposed Height 214' -0" (40' -5 3/4")Critical Point 5Maximum Height: 219' -11 3/4" (43')Proposed Height 214' -4 1/2" (37' -4 3/4")Critical Point 6Maximum Height: 214' -6" (35')Proposed Height 212' -0 1/2" (32' -6 1/2")0' -0"Sideyard Setback Line10' -0"Sideyard Setback Line0' -0"Front Setback Line12 -0"Sideyard Setback LineArea Tabulation: Equipment Exceeding 35' height limit:Area above 35' height of roof structures per 17.46.010 (Ventilating fans, Tower, Elevator housing)Total Roof Area: 40,500 SFTotal Area of Elements above 35' Height Limit: 2,020 SFAllowable Area: 2,025 SF(5% of Total roof area (0.05*40,500 SF))2,020 SF < 2,025 SF : OK*Mechanical equipment equals footprint of all elements above 35' heigh limit. All units are down draft or split system condensers wihtout duct work on roof. In no case will the total area of all elements above 35' height limit exceed 2,025 SF or 5% of the roof area or exceed the 8' height above building height limit.ABCDElevator housing8' Maximum245 SFTower 8' Maximum146 SFVentilating fans8' Maximum1,475 SFVentilating fan screens8' Maximum154 SFLabelElementMaximum height above 35' height limitArea SF(17.46.010 A.6)(17.46.010 A.1)(17.46.010 A.4)(17.46.010 A.4/12)2,020 SF TotalProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Roof PlanA00515262016.09.29 3/32" = 1'-0"1Roof PlanCritical Point123456Maximum Height Elevation207' -5 1/2"216' -4 1/2"216' -4 1/4"216'-6 1/4219' -11 3/4"214' -6"Proposed Height Elevation207' -5"216' -4"214' -4 1/2"214' -0"214' -4 1/2"212' -0 1/2"Proposed Height34' -11 1/2"42' -11 1/2"41' -0 1/4"40' -5 3/4"37' -4 3/4"32' -6 1/2"DescriptionPortion of <5% of roof area allowed to exceed 35' to 43' maximumPortion of <5% of roof area allowed to exceed 35' to 43' maximumPortion of <5% of roof area allowed to exceed 35' to 43' maximumPortion of <5% of roof area allowed to exceed 35' to 43' maximumABBCCCCCDCDCCCCCCCCCCCCCCCCCCCCCCCB151 Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Adjacent Buildings Plans (Reference- 950 Artesia Blvd)A006a152606/01/17152 Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Adjacent Buildings Plans (Reference - 2306 Pacific Coast Highway)A006b152606/01/17153 Main Floor12' - 1 1/2"Ground Floor0' - 0"1413121110987654321Top of New Roof31' - 6"Top of Tower40' - 4"419294295295412412416297Existing StructureNew Structure57295416295Interpolated Grade LineMaximum Building HeightMaximum Tower HeightExisting wallNew wallExisting wallNew wallBuilding 1RenovationBuilding 2Renovation and AdditionAdditionFire Wall179' - 10 1/2" Property Line Corner Point C214' - 10 1/2" Maximum Building Height172' - 5 1/4" Property Line Corner Point DExisting Tower HeightExisting roof beyondat Existing StructureNew RoofExisting Roof to Remain207' 5 1/4" Maximum215' - 5 1/4" Maximum Tower HeightProfile of existing buildingProfile of existing building35' Height limit43' Height limit 222' - 10 1/2" Maximum Tower Height12356Critical Point 6Maximum Height: 214' -6" (35')Proposed Height 212' -0 1/2" (32' -6 1/2")Critical Point 5Maximum Height: 219' -11 3/4" (43')Proposed Height 214' -4 1/2" (37' -4 3/4")Critical Point 1Maximum Height: 207' -5 1/2"Proposed Height 207' -5"Critical Point 2Maximum Height: 216' -4 1/2"Proposed Height 216' -4"Critical Point 3Maximum Height: 216' -4 1/4"Proposed Height 214' -4 1/2"12' -0"Sideyard Setback LineMain Floor12' - 1 1/2"Ground Floor0' - 0"ABCDA1B1C1Top of New Roof31' - 6"Top of Tower40' - 4"295412713295419294412116116295116412419Maximum Tower HeightMaximum Building HeightExisting Site BaselineExisting Tower Height172' - 5 1/4" Property Line Corner Point DProperty Line207' - 5 1/4" Maximum Building Height215' - 5 1/4" Maximum Tower Height207' - 6 3/4" Maximum Building Height215' - 6 3/4" Maximum Tower HeightProperty LineExisting roof beyond164' - 0"172' - 6 3/4" Property Line Corner Point AProfile of existing building43' Height Limit35' Height Limit1234Critical Point 1Maximum Height: 207' -5 1/2" (35')Proposed Height 207' -5" (34' -11 1/2")Critical Point 2Maximum Height: 216' -4 1/2" (43')Proposed Height 216' -4" (42' -11 1/2")Critical Point 3Maximum Height: 216' -4 1/4" (43')Proposed Height 214' -4 1/2" (41' -0 1/4")Critical Point 4Maximum Height: 216' -6 1/4" (43')Proposed Height 214' -0" (41' -5 3/4")10' -0"Sideyard Setback LineProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254ElevationsA00715262016.09.29Keynotes57 Existing roof above to remain70 New wall extension above existing wall116 Planting per landscape117 Existing retaining wall294 Spider fitted curtain wall295 Glass297 Skylights412 Light Gray / White Concrete415 Light Gray / White Tile416 White Stucco419 Vertical Shading Fins713 Glass guardrail814 Mechanical screen 3/32" = 1'-0"2Building Elevation - North 3/32" = 1'-0"1Building Elevation - West154 Main Floor12' - 1 1/2"Ground Floor0' - 0"ABCDA1B1C1New Mezzanine24' - 10 1/2"Top of New Roof31' - 6"Top of Tower40' - 4"Third Floor23' - 1 1/2"295Interpolated Grade LineMaximum Building HeightMaximum Tower HeightExisting wallNew wall178' - 1 3/4" Property Line Corner Point B179' - 10 1/2" Property Line Corner Point C213' - 1 3/4" Maximum Building Height214' - 10 1/2" Maximum Building Height221' - 1 3/4" Maximum Tower Height222' - 10 1/2" Maximum Tower HeightExisting roof beyond43' Height Limit35' Height Limit65Critical Point 6Maximum Height: 214' -6"Proposed Height 212' -0 1/2"Critical Point 5Maximum Height: 219' -11 3/4"Proposed Height 214' -4 1/2"10' -0"Sideyard Setback LineMain Floor12' - 1 1/2"Ground Floor0' - 0"1413121110987654321New Mezzanine24' - 10 1/2"Top of New Roof31' - 6"Top of Tower40' - 4"Third Floor23' - 1 1/2"Existing Adjacent Building178' - 6 1/4" Property Line Corner Point BMaximum Tower HeightMaximum Building HeightInterpolated Grade LineExisting wallNew wallBuilding 1RenovationBuilding 2Renovation and AdditionAdditionFire Wall172' - 6 3/4" Property Line Corner Point A213' - 6 1/4" Maximum Building Height207' - 6 3/4" Maximum Building Height221' - 6 1/4" Maximum Tower Height215' - 6 3/4" Maximum Tower HeightExisting roof beyoond219' - 0 1/4" Maximum Tower Height43' Height Limit35' Height LimitProfile of Existing BuildingProfile of existing building12' -0"Sideyard Setback LineProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254ElevationsA00815262016.09.29Keynotes70 New wall extension above existing wall295 Glass416 White Stucco814 Mechanical screen 3/32" = 1'-0"1Building Elevation - East 3/32" = 1'-0"2Building Elevation - South155 Main Floor12' - 1 1/2"Ground Floor0' - 0"1413121110987654321New Mezzanine24' - 10 1/2"Top of New Roof31' - 6"Top of Tower40' - 4"2A0091A009Third Floor23' - 1 1/2"Existing roofNew mechanical screenNew roofNew mechanical screenNew roofExisting roofExisting sidewalkVertical shading finBuilding 1RenovationBuilding 2Renovation and AdditionAdditionFire Wall43' Height Limit35' Height Limit35' Height Limit43' Height LimitProfile of Existing BuildingProfile of existing buildingNew mechanical units and ductworkCDCCDMain Floor12' - 1 1/2"Ground Floor0' - 0"ABCDA1B1C1New Mezzanine24' - 10 1/2"Top of New Roof31' - 6"Top of Tower40' - 4"3A009Third Floor23' - 1 1/2"Existing roofNew towerNew mechanical screen43' Height Limit35' Height LimitDCAMain Floor12' - 1 1/2"Ground Floor0' - 0"ABCDA1B1C1New Mezzanine24' - 10 1/2"Top of New Roof31' - 6"Top of Tower40' - 4"3A009Third Floor23' - 1 1/2"New mechanical screenNew towerExisting roofNew elevator towerNew roof43' Height Limit35' Height LimitABDArea Tabulation: Equipment Exceeding 35' height limit:Area above 35' height of roof structures per 17.46.010 (Ventilating fans, Tower, Elevator housing)Total Roof Area: 40,500 SFTotal Area of Elements above 35' Height Limit: 2,020 SFAllowable Area: 2,025 SF(5% of Total roof area (0.05*40,500 SF))2,020 SF < 2,025 SF : OK*Mechanical equipment equals footprint of all elements above 35' heigh limit. All units are down draft or split system condensers wihtout duct work on roof. In no case will the total area of all elements above 35' height limit exceed 2,025 SF or 5% of the roof area or exceed the 8' height above building height limit.ABCDElevator housing8' Maximum245 SFTower 8' Maximum146 SFVentilating fans8' Maximum1,475 SFVentilating fan screens8' Maximum154 SFLabelElementMaximum height above 35' height limitArea SF(17.46.010 A.6)(17.46.010 A.1)(17.46.010 A.4)(17.46.010 A.4/12)2,020 SF TotalProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254SectionsA00915262016.09.29 3/32" = 1'-0"3Building Section - Gridline B 3/32" = 1'-0"1Building Section - Gridline 9 3/32" = 1'-0"2Building Section - Gridline 13156 Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254VisualsA01015262016.09.29157 New roof set within the 35' height limitExisting roof to remainNew roof set within the 35' height limit179' - 10 1/2" Corner Point C214' - 10 1/2" Critical Point C213' - 6 1/4" Critical Point B221' - 6 1/4" Critical Point B (Tower)172' - 5 1/4" Corner Point D207' - 5 1/4" Critical Point D215' - 5 1/4" Critical Point D (Tower)172' - 6 3/4" Corner Point A207' - 6 3/4" Critical Point A215' - 6 3/4" Critical Point A (Tower)178' - 6 1/4" Corner Point B222' - 10 1/2" Critical Point C (Tower)Existing roof to remain35' height limitArea above 35' height of roof structure per 17.46.010, see A005 Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudiorchitecturePrecise Development Plan ResubmittalTR/DP2017.11.27c:\temp\1526 Hope Chapel - CUP(2017)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Building Height ExhibitsA01115262016.09.292Exhibit B - New Roof (with 35' Height Limit)1Exhibit A - Existing Roof (with 35' Height Limit)231456158 PACIFIC COAST HIGHWAYDN DN DN DN VERTICAL ACCENT TREE SIZE: 24" BOX BRACHYCHITON POPULNEUS / BOTTLE TREE ERIOBOTRYA DEFLEXA / BRONZE LOQUAT PODOCARPUS HENKELII / LONG-LEAFED YELLOW WOOD LARGE FOUNDATION SHRUB SIZE: 15 GALLON BAMBUSA MULTIPLEX `GOLDEN GODDESS` / GOLDEN GODDESS BAMBOO PODOCARPUS MACROPHYLLUS MAKI / SHRUBBY YEW FOUNDATION SHRUB SIZE: 1 GALLON CLIVIA MINIATA / BUSH LILLY DIANELLA TASMANICA / FLAX LILY SEDUM SPECTABILE `AUTUMN JOY` / STONECROP WOODWARDIA FIMBRIATA / GIANT CHAIN FERN LOW FOREGROUND SHRUB SIZE: 1 GALLON HEBE X `SILVER DOLLAR` / HEBE HELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASS PHORMIUM TENAX `JACK SPRATT` / NEW ZEALAND FLAX UNDERSTORY GROUNDCOVER SIZE: 1 GALLON AJUGA REPTANS / CARPET BUGLE HELICHRYSUM PETIOLARE / LICORICE PLANT LIRIOPE SPICATA `SILVER DRAGON` / CREEPING LILY TURF Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd 2150 West Washington, Suite 303 San Diego, California 92110 s Team a Project No. Drawing No. omus t ud i o r c h i t ec tur e Conditional Use Permit Conditional Use Permit Resubmittal Conditional Use Permit Resubmittal JJ/MM/LC 2016.06.21 2017.04.11 2017.06.27Hope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Landscape Concept Plan15-622 3/32" = 1'-0"1 Ground Floor Landscape Plan L1.0 DECORATIVE PERMEABLE PAVERS ASPHALT PAVING ADA RAMP WITH HANDRAILS TRUNCATED DOMES DECORATIVE CONCRETE AT ENTRY PLAZA RAISED PLANTER WALL RETAINING WALL WITH GUARDRAIL PLANTING AREA ADA ACCESSIBLE RAMP AT ADJACENT COMMERCIAL SPACE ADJACENT COMMERCIAL SPACE TRASH ENCLOSURE EXISTING SIDEWALK TO REMAIN RETAINING WALL 1 GROUND FLOOR LEGEND: 3 8 128 8 9 10221 A L1.2 7 4 5 11 12 22' 22'-7" 2 3 4 5 7 8 6 9 10 11 12 NORTHLOT LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE 6 CONCEPT PLANT SCHEDULE: 8 LANDSCAPE AREAS: 2,217 SQ. FT ON-SITE PERMEABLE PAVING: 1,535 SQ. FT OFF-SITE PERMEABLE PAVING: 2,364 SQ. FT AREA CALCULATIONS: IRRIGATION OPERATION SHALL UTILIZE WATER EFFICIENT DRIP IRRIGATION AND CONTROLLER WITH RAIN SHUT OFF DEVICE. IRRIGATION VALVES WILL BE AUTOMATIC REMOTE CONTROL VALVES AND WILL BE HYDROZONED APPROPRIATELY BASED ON PLANT TYPES AND SOLAR EXPOSURE. IRRIGATION NOTE: 159 PACIFIC COAST HIGHWAYDN DN DN DN LARGE FOUNDATION SHRUB SIZE: 15 GALLON BAMBUSA MULTIPLEX `GOLDEN GODDESS` / GOLDEN GODDESS BAMBOO PODOCARPUS MACROPHYLLUS MAKI / SHRUBBY YEW FOUNDATION SHRUB SIZE: 1 GALLON CLIVIA MINIATA / BUSH LILLY DIANELLA TASMANICA / FLAX LILY SEDUM SPECTABILE `AUTUMN JOY` / STONECROP WOODWARDIA FIMBRIATA / GIANT CHAIN FERN LOW FOREGROUND SHRUB SIZE: 1 GALLON HEBE X `SILVER DOLLAR` / HEBE HELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASS PHORMIUM TENAX `JACK SPRATT` / NEW ZEALAND FLAX UNDERSTORY GROUNDCOVER SIZE: 1 GALLON AJUGA REPTANS / CARPET BUGLE HELICHRYSUM PETIOLARE / LICORICE PLANT LIRIOPE SPICATA `SILVER DRAGON` / CREEPING LILY TURF Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd 2150 West Washington, Suite 303 San Diego, California 92110 s Team a Project No. Drawing No. omus t ud i o r c h i t ec tur e Conditional Use Permit Conditional Use Permit Resubmittal Conditional Use Permit Resubmittal JJ/MM/LC 2016.06.21 2017.04.11 2017.06.27Hope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Landscape Concept Plan15-622 3/32" = 1'-0" Main Floor Landscape Plan L1.1 1 RAISED CONCRETE PLANTER WITH 18" SEATWALL GLASS WALL - SEE ARCHITECTURE DRAWINGS 42" TALL GLASS GUARDRAIL ON TOP OF PLANTER WALL 42" TALL CABLE GUARDRAIL PLANTING AREA ARCHITECTURAL WALL - SEE ARCHITECTURAL DRAWINGS 1 MAIN FLOOR LEGEND: 5 3 256 6 A L1.2 4 4 1 1 1 B L1.2 2 3 5 6 NORTHLOT LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE CONCEPT PLANT SCHEDULE: AREA CALCULATIONS: IRRIGATION OPERATION SHALL UTILIZE WATER EFFICIENT DRIP IRRIGATION AND CONTROLLER WITH RAIN SHUT OFF DEVICE. IRRIGATION VALVES WILL BE AUTOMATIC REMOTE CONTROL VALVES AND WILL BE HYDROZONED APPROPRIATELY BASED ON PLANT TYPES AND SOLAR EXPOSURE. IRRIGATION NOTE: LANDSCAPE AREAS: 646 SQ. FT 160 VERTICAL ACCENT TREE SIZE: 24" BOX BRACHYCHITON POPULNEUS / BOTTLE TREE ERIOBOTRYA DEFLEXA / BRONZE LOQUAT PODOCARPUS HENKELII / LONG-LEAFED YELLOW WOOD LARGE FOUNDATION SHRUB SIZE: 15 GALLON BAMBUSA MULTIPLEX `GOLDEN GODDESS` / GOLDEN GODDESS BAMBOO PODOCARPUS MACROPHYLLUS MAKI / SHRUBBY YEW FOUNDATION SHRUB SIZE: 1 GALLON CLIVIA MINIATA / BUSH LILLY DIANELLA TASMANICA / FLAX LILY SEDUM SPECTABILE `AUTUMN JOY` / STONECROP WOODWARDIA FIMBRIATA / GIANT CHAIN FERN LOW FOREGROUND SHRUB SIZE: 1 GALLON HEBE X `SILVER DOLLAR` / HEBE HELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASS PHORMIUM TENAX `JACK SPRATT` / NEW ZEALAND FLAX UNDERSTORY GROUNDCOVER SIZE: 1 GALLON AJUGA REPTANS / CARPET BUGLE HELICHRYSUM PETIOLARE / LICORICE PLANT LIRIOPE SPICATA `SILVER DRAGON` / CREEPING LILY TURF Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd 2150 West Washington, Suite 303 San Diego, California 92110 s Team a Project No. Drawing No. omus t ud i o r c h i t ec tur e Conditional Use Permit Conditional Use Permit Resubmittal Conditional Use Permit Resubmittal JJ/MM/LC 2016.06.21 2017.04.11 2017.06.27Hope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Landscape Concept Plan15-622 3/8" = 1'-0" NORTH VIEW SECTION OF HOPE CHAPEL L1.2 A STREET LEVEL GROUND FLOOR (1ST FLOOR PARKING) MAIN LEVEL 4' WIDE RAISED CONCRETE PLANTER WITH 18" SEATWALL 30" WIDE PLANTING AREA, TYP. 42" TALL GLASS GUARDRAIL ON TOP OF PLANTER WALL 12" WIDE RETAINING WALL ARCHITECTURAL COLUMNS OR WALL EXISTING SIDEWALK TO REMAIN 5' WIDE RAISED CONCRETE PLANTER WITH 18" SEATWALL GLASS WALL PER ARCHITECTURAL PLANS PROPERTY LINE 1 2 3 4 LEGEND: 5 2 2 1 6 4 5 5 3 3/8" = 1'-0" LIGHT WELL SECTIONB 7 7 8 5 6 5'-0"1'-6"5'-0"3'-9" 4'-6" 2'-2" 4" 58 IRRIGATION OPERATION SHALL UTILIZE WATER EFFICIENT DRIP IRRIGATION AND CONTROLLER WITH RAIN SHUT OFF DEVICE. IRRIGATION VALVES WILL BE AUTOMATIC REMOTE CONTROL VALVES AND WILL BE HYDROZONED APPROPRIATELY BASED ON PLANT TYPES AND SOLAR EXPOSURE. IRRIGATION NOTE: CONCEPT PLANT SCHEDULE: 9 9 9 161 6 Venture, Suite 265 | Irvine, California 92618 | t: (949) 878-3509 | www.tjwengineering.com pass April 5, 2018 Mr. Robert Chamberlain Associate Pastor, Administration Hope Chapel 2420 Pacific Coast Highway Hermosa Beach, CA 90254 Report: Traffic Impact Analysis Addendum – Hermosa Beach Hope Chapel Project Dear Mr. Chamberlain: TJW ENGINEERING, INC. (TJW) is pleased to submit this traffic impact analysis addendum for the proposed Hope Chapel Project in the City of Hermosa Beach. Project Description The proposed project consists of a future church renovation called for in Hope Chapel’s Master Plan, the City approved re-occupancy of the former Albertson’s building (on property owned by Hope Chapel) by a Lazy Acres Grocery Market, and structural improvements to the existing commercial office building at 950 Artesia Boulevard. TJW previously completed a traffic impact analysis for the proposed project, Lazy Acres Market/Hope Chapel Expansion Revise Traffic Impact Analysis (TJW Engineering, March 13, 2017). This TIA addendum has been prepared in response to the following two differences between the detailed project description as it stands currently and what was analyzed in the prior traffic impact analysis. 1) The size of the prosed renovations/expansion to Hope Chapel has increased by 1,745 square feet from 24,400 square feet to 26,145 square feet. 2) The prior traffic impact analysis analyzed a change in use of the 950 Artesia Boulevard building from commercial office to church office/assembly space; however, the building is retaining most of its existing uses, which include general office uses as well as Hope Chapel’s UCODE program. Hope Chapel’s ICAN program has displaced 5,177 square feet of general office uses in the 950 Artesia Building. a. From an official perspective, 950 Artesia is changing from all general office use, to general office uses, and, for lack of an exact land use fit, assembly uses (ICAN and UCODE). 162 Mr. Robert Chamberlain Hope Chapel Master Plan April 5, 2018 Traffic Impact Analysis Addendum TJW Engineering, Inc. 2 | Page HC-18-001 Hope Chapel MP TIA Addendum b. From a traffic analysis perspective, both ICAN and UCODE were active on-site and generating trips when traffic data was collected for the original traffic impact analysis, and are therefore included in the existing conditions baseline. Thus, for the purpose of the traffic analysis, there is no change of use at the 950 Artesia Building. Trip Generation Analysis This traffic impact analysis addendum utilizes the same methodology and assumptions for determining the proposed project’s trip generation. The methodology and assumptions are included below for reference. Trip generation represents the amount of traffic, both inbound and outbound, produced by a development. Projected trip generation for a proposed project is determined based on the amount of traffic that the specific land uses proposed will produce. In order to determine the project’s anticipated trip generation, Institute of Transportation Engineers (ITE) 9th Edition (ITE, 2012) trip generation rates are utilized as a baseline and adjusted by several factors such as existing land uses on the site, pass-by trips, internal trip capture, and non-motorized trips (biking/walking), each of which will be discussed in greater length below. The analysis calculates the AM peak hour trips, PM peak hour trips and average daily trips (ADT) projected to be generated by the proposed project land use. While traffic analysis and hence trip generation analysis typically focuses on the weekday peak hours in the AM and PM, due to the church use, Sunday trip generation is also referenced in this analysis. Trip Generation Credits for Existing Land Use Displaced by the Proposed Project This analysis calculates net new trips projected to be generated by the proposed project. For example, the proposed 29,653 square foot Lazy Acres Grocery Market will replace the existing Hope Chapel Youth Center. Pass‐by Trip Adjustment A pass-by trip adjustment is applicable to land uses located along busy arterial roadways attracting vehicle trips already on the roadway; particularly when the roadway is experiencing peak operating conditions. For example, a motorist traveling along Pacific Coast Highway or Artesia Boulevard between work and home may stop at the proposed Lazy Acres Grocery Market. A pass-by adjustment under this example would reduce/eliminate both the inbound trip and the outbound trip from the surrounding roadway circulation system since the vehicle was already traveling on the roadway. Three sources were consulted to assist in determining appropriate pass-by rates for the proposed Lazy Acres Grocery Market. The ITE Trip Generation Handbook, 3rd Edition (ITE, August 2014) provides pass-by rates for the PM peak period, but does not provide any guidance on AM peak period or daily pass-by rates. The Los Angeles Department of Transportation (LADOT) Traffic Study Policies and Procedures (LADOT, 2013) and the San Diego Municipal Code Land Development Code Trip Generation Manual (City of San Diego, May 2003) provide general pass-by rates for certain land uses that are applicable to the AM and PM peak periods and daily trips. This analysis has used a combination of ITE and LADOT pass-by rates. ITE rates are based on national data, while Los Angeles and San Diego data is more localized in nature. Table 1 summarizes the available information regarding pass-by trips for the Supermarket land use. 163 Mr. Robert Chamberlain Hope Chapel Master Plan April 5, 2018 Traffic Impact Analysis Addendum TJW Engineering, Inc. 3 | Page HC-18-001 Hope Chapel MP TIA Addendum Table 1 Published Supermarket Pass-by Trip Percentages Source Published Pass-By Percentage for Supermarket Land Use AM Peak Hour PM Peak Hour Daily Trips Institute of Transportation Engineers1 N/A 36% N/A Los Angeles Department of Transportation2 40% 40% 40% City of San Diego3 40% 40% 40% 1: Source: ITE Trip Generation Handbook, 3rd Edition (2014), 2: Source: LADOT Traffic Study Policies and Procedures (2013) 3: Source: San Diego Municipal Code Land Development Code Trip Generation Manual (May, 2003) Based on review of the published pass-by trip percentages for the supermarket land use, a 40% pass-by discount is appropriate for the proposed Lazy Acres Grocery Market for all potential analysis scenarios (AM, PM, Daily, Sunday peak hour). Internal Trip Capture Adjustment Internal trip capture is the portion of trips generated by a multi-use development, such as a large shopping center that both begin and end within the development. Internal trip capture reduces a development’s external trip generation, because internal trips between two land uses on a single site do not use the external road system. For example, a patron may attend Sunday service at Hope Chapel and then pick up groceries at the proposed Lazy Acres before exiting the Center. As a result, multi-use developments create less demand on the external road system than single-use developments generating the same number of trips. While the interaction of the Hope Chapel and Lazy Acres Grocery Market land uses could lend itself to internal trip capture on Sundays, there is likely little to no internal trip capture opportunities for the site on weekdays. The published methodologies for calculating internal trip capture do not encompass the church land use, making it difficult to project what effect internal trip capture could have on the proposed site on Sundays. Therefore, while recognizing that internal trip capture opportunities may exist for the site, no internal trip capture reduction has been applied in this analysis. Transit/Walk Credits The City of Hermosa Beach does not have a specific policy regarding trip generation reductions to account for non-motorized trips (walking and bicycling) in an urban setting. The project site has a “walkscore” (www.walkscore.com) of 73, or “very walkable,” and there are residential uses directly to the south/east of the proposed Lazy Acres Grocery Market. It is likely that a small but not insignificant number of trips to the site will be made on foot or on bicycle. However, without a City-approved methodology for applying a transit/walk credit, this trip generation analysis conservatively assumes no reduction in vehicular trip generation due to transit, walking and bicycle trips. Table 2 shows the ITE 9th Edition trip generation rates used to calculate projected trip generation of the proposed project. 164 Mr. Robert Chamberlain Hope Chapel Master Plan April 5, 2018 Traffic Impact Analysis Addendum TJW Engineering, Inc. 4 | Page HC-18-001 Hope Chapel MP TIA Addendum Table 2 Trip Generation Rates for Proposed Project Land Uses & Existing Land Uses to be Removed Land Use (ITE Code) Weekday Sunday AM Peak Hour PM Peak Hour Daily Peak Hour of Generator Daily In Out Total In Out Total In Out Total Recreational Community Center (495), per TSF 1.35 0.70 2.05 1.34 1.40 2.74 33.82 0.83 0.65 1.48 13.6 Church (560), per TSF 0.35 0.21 0.56 0.26 0.29 0.55 9.11 5.90 6.14 12.04 36.63 Supermarket (850), per TSF 2.11 1.29 3.40 4.83 4.65 9.48 102.24 4.981 4.481 9.461 122.21 Supermarket Pass-By 40% Note: TSF = thousand square feet. N/A – no data available. Peak Hour of Generator = peak hour for the specific land use Regional Community Center applies to displaced Hope Chapel Youth Center land use Church applies to proposed Hope Chapel Expansion Source: 1 = Comparable Site Data Collection All Else: ITE Trip Generation, 9th Edition (2012) Weekday peak hour trip generation rates are provided for the peak hours of the street system as a whole, whereas Sunday trip generation rates are provided by ITE for the peak hour of the generator only. For example, ITE reports that the peak hour of trip generation for the church land use falls between 9:00 AM and 1:00 PM on Sundays, while the peak hour of trip generation for the supermarket land use falls between 12:45 PM and 1:45 PM. ITE Sunday trip generation rates for the supermarket land use is based on data from only two sites and reports only the “peak hour of generator,” i.e., the peak hour of the supermarket land use, which the ITE manual states is sometime between 1:00 PM and 5:00 PM. The Sunday peak hour of trip generation for the combined Lazy Acres Market/Hope Chapel project is projected to be between 11:00 AM and 1:00 PM, and is governed by trip generation related to the Church’s largest Sunday service. TJW collected trip generation data at the Ralph’s Supermarket located at 1644 Cloverfield Boulevard in the City of Santa Monica on two Sundays to provide local data to augment and refine the ITE trip generation data for the supermarket land use on Sundays. This site was selected as it is in a beach community with a mix of residential and commercial land uses surrounding it, and because it is a stand-alone Supermarket with its own dedicated driveways. Table 3 shows the net new weekday trip generation of the proposed project after accounting for displaced land uses and pass-by discounts. 165 Mr. Robert Chamberlain Hope Chapel Master Plan April 5, 2018 Traffic Impact Analysis Addendum TJW Engineering, Inc. 5 | Page HC-18-001 Hope Chapel MP TIA Addendum Table 3 Net New Weekday Trip Generation of Proposed Project Note: TSF = Thousand Square Feet As shown in Table 3, the proposed project is projected to generate approximately 15 net new weekday AM peak hour trips, 103 net new weekday PM peak hour trips and 1,054 net new weekday daily trips. This analysis assumes no trip generation reduction for the proposed project associated with nearby transit opportunities and no trip generation reduction from other forms of non-motorized transportation such as walking and biking from other nearby land uses. Table 4 summarizes the difference in weekday trip generation compared to what was analyzed in the prior approved traffic impact analysis. Table 4 Comparison of Current Weekday Trip Generation Projection and Prior TIA As shown in Table 4, the currently proposed project generates 16 more weekday AM peak hour trips, 16 more PM peak hour trips and 44 more daily trips than what was analyzed in the prior traffic impact analysis. Table 5 shows the net new Sunday mid-day peak hour and daily trip generation of the proposed project after accounting for displaced land uses and pass-by discounts. Lazy Acres Supermarket 29.653 TSF 63 38 101 143 138 281 3,032 -25 -15 -40 -57 -55 -112 -1,213 38 23 61 86 83 169 1,819 (B) Hope Chapel Youth Center 29.653 TSF 40 21 61 40 41 81 1,003 -2 2 0 46 42 88 816 Church Main Building Expansion (D)26.145 TSF 9 6 15 7 8 15 238 1054781553 PM In PM Out PM Total 50 103 Description Size AM Proposed Lazy Acres Site Less 40% Pass-By Displaced at Lazy Acres Site: (A) Subtotal Proposed Lazy Acres (C) Net Change on Lazy Acres Site (A) - (B) Proposed Hope Chapel Site Daily TripsAM Out AM Total Total Net New Project Trip Generation (C)+(D) Current Analysis 7 8 15 53 50 103 1,054 Prior TIA -9 8 -1 52 35 87 1,010 Difference 16 0 16 1 15 16 44 PM Total Daily TripsAM In AM Out AM Total PM In PM Out 166 Mr. Robert Chamberlain Hope Chapel Master Plan April 5, 2018 Traffic Impact Analysis Addendum TJW Engineering, Inc. 6 | Page HC-18-001 Hope Chapel MP TIA Addendum Table 5 Net New Sunday Trip Generation of Proposed Project Note: TSF = Thousand Square Feet As shown in Table 5, the proposed project is projected to generate approximately 440 net new Sunday mid- day trips and 2,729 net new Sunday daily trips. This analysis assumes no trip generation reduction for the proposed project associated with nearby transit opportunities and no trip generation reduction from other forms of non-motorized transportation such as walking and biking from other nearby land uses. Table 6 summarizes the difference in Sunday trip generation compared to what was analyzed in the prior approved traffic impact analysis. Table 6 Comparison of Current Sunday Trip Generation Projection and Prior TIA As shown in Table 6, the currently proposed project generates fewer Sunday trips than what was analyzed in the prior traffic impact analysis. Proposed Lazy Acres Site Lazy Acres Supermarket 29.653 148 133 281 3,624 -59 -53 -112 -1,450 89 80 169 2,174 Displaced at Lazy Acres Site: (B) Hope Chapel Youth Center 29.653 TSF 25 19 44 403 64 61 125 1,771 Proposed Hope Chapel Site Church Main Building Expansion (D)26.145 TSF 154 161 315 958 Mid-Day Total Daily TripsDescriptionSizeMid-Day In Mid-Day Out Less 40% Pass-By (A) Subtotal Proposed Lazy Acres (C) Net Change on Lazy Acres Site (A) - (B) 2729Total Net New Project Trip Generation (C)+(D)218 222 440 Current Analysis 218 222 440 2,729 Prior TIA 296 302 598 3,198 Difference -78 -80 -158 -469 Mid-day In Mid-day Out Mid-day Totsl Daily Trips 167 Mr. Robert Chamberlain Hope Chapel Master Plan April 5, 2018 Traffic Impact Analysis Addendum TJW Engineering, Inc. 7 | Page HC-18-001 Hope Chapel MP TIA Addendum Updated Analysis of Aviation Boulevard/Artesia Boulevard Based on the updated trip generation projection for the proposed project, the City of Hermosa Beach determined that additional analysis of the Aviation Boulevard/Artesia Boulevard intersection was warranted to determine whether, with the additional weekday AM and PM peak hour trips, a significant impact would occur, since the intersection currently operates at a deficient LOS during both the weekday AM and weekday PM peak hour. The projected distribution of proposed project trips in the prior traffic impact analysis assumed 5% of project trips would travel through the Aviation Boulevard/Artesia Boulevard intersection. Exhibit 1 shows the adjusted project trip assignment at the Aviation Boulevard/Artesia Boulevard intersection; the updated project trip assignment has been calculated in a conservative manner, to round up in all cases. As shown in Exhibit 1 the changes to the project description increase project trips at the Aviation Boulevard/Artesia Boulevard by two during the weekday AM peak hour and one during the weekday PM peak hour. Revised existing plus project conditions weekday AM and PM peak hour intersection analysis at the Aviation Boulevard/Artesia Boulevard intersection is shown in Table 7. ICU analysis sheets are provided in the appendix to this memo. Table 7 Intersection Analysis – Existing Plus Project Weekday AM/PM Peak Hour Intersection Weekday AM Peak Hour Weekday PM Peak Hour Significant Impact? Existing Existing Plus Project Change in V/C or (Delay/ Traffic Change %) Existing Existing Plus Project Change in V/C or (Delay/ Traffic Change %) V/C (Delay) - LOS V/C (Delay) – LOS V/C (Delay) – LOS V/C (Delay) - LOS Aviation Blvd/Artesia Blvd 1.003 – F 1.004 – F 0.001 0.957 – E 0.958 – E 0.001 No Note: V/C = volume-to-capacity ratio. Revised project opening year with project conditions weekday AM and PM peak hour intersection analysis at the Aviation Boulevard/Artesia Boulevard intersection is shown in Table 8. ICU analysis sheets are provided in the appendix to this memo. 168 Not to ScaleTraffic Engineering & Transportation Planning Consultants - 6 Venture, Suite 265 - Irvine, CA 92618 - P: (949) 878-3509 - F: (949) 878-3593 - www.tjwengineering.com HC-18 Hope Chapel Master PLan TIA AddendumAVIATION BLVD5%125%ARTESIA BLVDAVIATION12ARTESIA0/20/3Project Trip Distribution at Artesia/AviationProject Trip Assignment at Artesia/Aviation(March 13, 2017 TIA)AVIATION12ARTESIA1/31/3Project Trip Assignment at Artesia/Aviation(Current Analysis)Exhibit 1: Adjusted Project Trip Assignment 169 Mr. Robert Chamberlain Hope Chapel Master Plan April 5, 2018 Traffic Impact Analysis Addendum TJW Engineering, Inc. 8 | Page HC-18-001 Hope Chapel MP TIA Addendum Table 8 Intersection Analysis – Project Opening Year With Project Weekday Conditions Intersection Weekday AM Peak Hour Weekday PM Peak Hour Significant Impact? 2018 No Project 2018 With Project Change in V/C or (Delay Traffic Change % 2018 No Project 2018 With Project Change in V/C or (Delay Traffic Change % V/C - LOS V/C – LOS V/C – LOS V/C – LOS Aviation Blvd/Artesia Blvd 1.088 – F 1.088 – F 0.000 1.071 – F 1.072 – F 0.001 No Note: V/C = volume-to-capacity ratio. Based on the City’s thresholds of significance for determining project impacts, the addition of project- generated trips is not projected to have a significant impact at the Aviation Boulevard/Artesia Boulevard intersection. Conclusions This traffic impact analysis addendum analyzed changes to the Hope Chapel Master Plan project description that have occurred subsequent to the completion of the Lazy Acres Market/Hope Chapel Expansion Revise Traffic Impact Analysis (TJW Engineering, March 13, 2017). The changes result in an increased weekday project trip generation of 16 AM peak hour trips, 16 PM peak hour trips and 44 daily trips. The changes result in a decrease in Sunday peak hour and daily trips. The Aviation Boulevard/Artesia Boulevard intersection was re-analyzed using the updated trip generation which resulted in an increase of two AM peak hour and one PM peak hour project trip at the intersection. The proposed project’s impact at this intersection continues to be less than significant. Please feel free to call us at (949) 878-3509 if you have any questions regarding this analysis. Sincerely, Thomas Wheat, PE, TE Jeffrey Weckstein Principal Transportation Planner TJW Engineering, Inc. TJW Engineering, Inc. Registered Civil Engineer #69467 Registered Traffic Engineer #2565 170 Appendix Updated With Project ICU Analysis Sheets at Aviation Boulevard/Artesia Boulevard Intersection 171 EXAMP Fri Mar 2, 2018 13:22:06 Page 3-1 -------------------------------------------------------------------------------- Hope Chapel TIA Addendum Existing Plus Project Conditions AM Peak Hour -------------------------------------------------------------------------------- Level Of Service Computation Report ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative) ******************************************************************************** Intersection #12 Aviation Blvd/Artesia Blvd ******************************************************************************** Cycle (sec): 100 Critical Vol./Cap.(X): 1.004 Loss Time (sec): 10 Average Delay (sec/veh): xxxxxx Optimal Cycle: 180 Level Of Service: F ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R ------------|---------------||---------------||---------------||---------------| Control: Protected Protected Protected Protected Rights: Include Include Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Y+R: 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lanes: 1 0 1 1 0 1 0 1 1 0 1 0 2 0 1 1 0 1 1 0 ------------|---------------||---------------||---------------||---------------| Volume Module: Base Vol: 188 1273 146 101 620 254 171 537 55 179 794 134 Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 188 1273 146 101 620 254 171 537 55 179 794 134 Added Vol: 0 0 0 0 0 0 0 1 0 0 1 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 188 1273 146 101 620 254 171 538 55 179 795 134 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Volume: 188 1273 146 101 620 254 171 538 55 179 795 134 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 188 1273 146 101 620 254 171 538 55 179 795 134 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 188 1273 146 101 620 254 171 538 55 179 795 134 ------------|---------------||---------------||---------------||---------------| Saturation Flow Module: Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lanes: 1.00 1.79 0.21 1.00 1.42 0.58 1.00 2.00 1.00 1.00 1.71 0.29 Final Sat.: 1600 2871 329 1600 2270 930 1600 3200 1600 1600 2738 462 ------------|---------------||---------------||---------------||---------------| Capacity Analysis Module: Vol/Sat: 0.12 0.44 0.44 0.06 0.27 0.27 0.11 0.17 0.03 0.11 0.29 0.29 Crit Moves: **** **** **** **** ******************************************************************************** Traffix 8.0.0715 (c) 2008 Dowling Assoc. Licensed to TJW Engineering 172 EXPMP Fri Mar 2, 2018 13:23:15 Page 3-1 -------------------------------------------------------------------------------- Hope Chapel TIA Addendum Existing Plus Project Conditions PM Peak Hour -------------------------------------------------------------------------------- Level Of Service Computation Report ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative) ******************************************************************************** Intersection #12 Aviation Blvd/Artesia Blvd ******************************************************************************** Cycle (sec): 100 Critical Vol./Cap.(X): 0.958 Loss Time (sec): 10 Average Delay (sec/veh): xxxxxx Optimal Cycle: 141 Level Of Service: E ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R ------------|---------------||---------------||---------------||---------------| Control: Protected Protected Protected Protected Rights: Include Include Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Y+R: 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lanes: 1 0 1 1 0 1 0 1 1 0 1 0 2 0 1 1 0 1 1 0 ------------|---------------||---------------||---------------||---------------| Volume Module: Base Vol: 129 691 162 241 1018 112 156 776 130 289 577 139 Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 129 691 162 241 1018 112 156 776 130 289 577 139 Added Vol: 0 0 0 0 0 0 0 3 0 0 3 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 129 691 162 241 1018 112 156 779 130 289 580 139 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Volume: 129 691 162 241 1018 112 156 779 130 289 580 139 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 129 691 162 241 1018 112 156 779 130 289 580 139 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 129 691 162 241 1018 112 156 779 130 289 580 139 ------------|---------------||---------------||---------------||---------------| Saturation Flow Module: Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lanes: 1.00 1.62 0.38 1.00 1.80 0.20 1.00 2.00 1.00 1.00 1.61 0.39 Final Sat.: 1600 2592 608 1600 2883 317 1600 3200 1600 1600 2581 619 ------------|---------------||---------------||---------------||---------------| Capacity Analysis Module: Vol/Sat: 0.08 0.27 0.27 0.15 0.35 0.35 0.10 0.24 0.08 0.18 0.22 0.22 Crit Moves: **** **** **** **** ******************************************************************************** Traffix 8.0.0715 (c) 2008 Dowling Assoc. Licensed to TJW Engineering 173 2018AMP Fri Mar 2, 2018 13:24:09 Page 3-1 -------------------------------------------------------------------------------- Hope Chapel TIA Addendum 2018 With Project AM Peak Hour -------------------------------------------------------------------------------- Level Of Service Computation Report ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative) ******************************************************************************** Intersection #12 Aviation Blvd/Artesia Blvd ******************************************************************************** Cycle (sec): 100 Critical Vol./Cap.(X): 1.088 Loss Time (sec): 10 Average Delay (sec/veh): xxxxxx Optimal Cycle: 180 Level Of Service: F ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R ------------|---------------||---------------||---------------||---------------| Control: Protected Protected Protected Protected Rights: Include Include Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Y+R: 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lanes: 1 0 1 1 0 1 0 1 1 0 1 0 2 0 1 1 0 1 1 0 ------------|---------------||---------------||---------------||---------------| Volume Module: Base Vol: 188 1273 146 101 620 254 171 537 55 179 794 134 Growth Adj: 1.02 1.02 1.02 1.02 1.02 1.02 1.02 1.02 1.02 1.02 1.02 1.02 Initial Bse: 192 1299 149 103 632 259 174 548 56 183 810 137 Added Vol: 0 0 0 0 0 0 0 1 0 0 1 0 Related Pro: 0 0 0 0 0 63 31 85 0 0 150 0 Initial Fut: 192 1299 149 103 632 322 205 634 56 183 961 137 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Volume: 192 1299 149 103 632 322 205 634 56 183 961 137 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 192 1299 149 103 632 322 205 634 56 183 961 137 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 192 1299 149 103 632 322 205 634 56 183 961 137 ------------|---------------||---------------||---------------||---------------| Saturation Flow Module: Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lanes: 1.00 1.79 0.21 1.00 1.33 0.67 1.00 2.00 1.00 1.00 1.75 0.25 Final Sat.: 1600 2871 329 1600 2120 1080 1600 3200 1600 1600 2801 399 ------------|---------------||---------------||---------------||---------------| Capacity Analysis Module: Vol/Sat: 0.12 0.45 0.45 0.06 0.30 0.30 0.13 0.20 0.04 0.11 0.34 0.34 Crit Moves: **** **** **** **** ******************************************************************************** Traffix 8.0.0715 (c) 2008 Dowling Assoc. Licensed to TJW Engineering 174 2018PMP Fri Mar 2, 2018 13:24:53 Page 3-1 -------------------------------------------------------------------------------- Hope Chapel TIA Addendum 2018 With Project PM Peak Hour -------------------------------------------------------------------------------- Level Of Service Computation Report ICU 1(Loss as Cycle Length %) Method (Future Volume Alternative) ******************************************************************************** Intersection #12 Aviation Blvd/Artesia Blvd ******************************************************************************** Cycle (sec): 100 Critical Vol./Cap.(X): 1.072 Loss Time (sec): 10 Average Delay (sec/veh): xxxxxx Optimal Cycle: 180 Level Of Service: F ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R ------------|---------------||---------------||---------------||---------------| Control: Protected Protected Protected Protected Rights: Include Include Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Y+R: 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lanes: 1 0 1 1 0 1 0 1 1 0 1 0 2 0 1 1 0 1 1 0 ------------|---------------||---------------||---------------||---------------| Volume Module: Base Vol: 129 691 162 241 1018 112 156 776 130 289 577 139 Growth Adj: 1.02 1.02 1.02 1.02 1.02 1.02 1.02 1.02 1.02 1.02 1.02 1.02 Initial Bse: 132 705 165 246 1038 114 159 792 133 295 589 142 Added Vol: 0 0 0 0 0 0 0 3 0 0 3 0 Related Pro: 0 0 0 0 0 70 85 240 0 0 196 0 Initial Fut: 132 705 165 246 1038 184 244 1035 133 295 788 142 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Volume: 132 705 165 246 1038 184 244 1035 133 295 788 142 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 132 705 165 246 1038 184 244 1035 133 295 788 142 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 132 705 165 246 1038 184 244 1035 133 295 788 142 ------------|---------------||---------------||---------------||---------------| Saturation Flow Module: Sat/Lane: 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 1600 Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lanes: 1.00 1.62 0.38 1.00 1.70 0.30 1.00 2.00 1.00 1.00 1.69 0.31 Final Sat.: 1600 2592 608 1600 2718 482 1600 3200 1600 1600 2712 488 ------------|---------------||---------------||---------------||---------------| Capacity Analysis Module: Vol/Sat: 0.08 0.27 0.27 0.15 0.38 0.38 0.15 0.32 0.08 0.18 0.29 0.29 Crit Moves: **** **** **** **** ******************************************************************************** Traffix 8.0.0715 (c) 2008 Dowling Assoc. Licensed to TJW Engineering 175 Principals: Jonathan Dominy AIA | Wayne Holtan AIA | David Keitel AIA | David Pfeifer AIA | John Pyjar AIA 2150 West Washington Street, Suite 303, San Diego, California 92110 619.692.9393 domusstudio.com January 17, 2017 City of Hermosa Beach Planning Department 1315 Valley Dr. Hermosa Beach, CA 90254 Seven Point Case for Hope Chapel Corner Point Elevation In June, 2016, Hope Chapel formally submitted an application for a precise development plan for an expansion to the existing church facilities at 2420 Pacific Coast Highway. The initial review of the submittal package by the Hermosa Beach Planning Department led to the request of additional information and clarifications, particularly in regard to the building height and the measured property ‘corner elevations’ as required and defined within the City of Hermosa Beach Municipal Code. The cases that follow provide different perspectives, interpretations, and applications of the Municipal Code, as it applies to the definition of ‘corner elevation’ and its impact upon the maximum height allowed (“critical point elevation”). Based upon our research, we believe the evidence and cases reinforce and substantiate that the ‘corner elevation’ grade of 172.56’ should be used to determine the critical corner elevation in the southwest corner of the project. The ‘corner elevation’ under consideration is the southwest corner of the property. domusstudio architecture has prepared this seven-point justification acknowledging the various interpretations and applications of the code for corner point elevations by which the critical points in the design can be made. The seven points are as follows: 1. Existing grade as determined by a detailed topographic survey, prepared and certified by a licensed surveyor or civil engineer. 2. Comparison to existing building height on site. 3. Existing grade as depicted in historic photos of the site. 4. Existing grade as determined in record documents of the original site development, dated February 13, 1961. 5. Existing grade as deduced by a 35’ height limit at the adjacent building on the adjoining site. (Analysis of property sharing the same SW ‘corner elevation’ under consideration) 6. Grade as determined by measuring ½ the difference between the elevation on the property and the adjacent elevation at Pacific Coast Highway. 7. Grade analysis based on soils boring at retaining wall It is our intent to clarify, elaborate, and justify the basis of our interpretation on each of these points. We’d like to get a definitive decision on the southwest ‘corner elevation’ of the property to move forward in refining the design to meet the critical height limit requirements of the Municipal Code. We have listed the resulting corner point elevations with the associated justification in the chart below: SW Corner Elevation (Grade) SW Critical Elevation (Maximum Height) Case 1 Survey 172.56’ 207.56’ Case 2 Existing Building Height 172.56’ 207.56’ Case 3 Historic Photo 172.56’ 207.56’ Case 4 1961 Grade 170.86’ 205.86’ Case 5 Adjacent Property 169.35’ 204.35’ Case 6 ½ Distance 167.79’ 202.79’ Case 7 Soils Boring 167.79’ 202.79’ 176 Page 2 of 4 Case 1 Existing grade as determined by a detailed topographic survey, prepared and certified by a licensed surveyor or civil engineer. The first measurement of the existing grade is based on Hermosa Beach Municipal Code, Section 17.46.015 Calculating, measuring, and enforcing maximum building height. It states: “The allowed building height is set forth in each specific zone. Determining maximum building height for any building in any zone is based on the definition for ‘building height’ as contained in Chapter 17.04. The procedure for calculating, measuring, and enforcing building height requirements is as follows: A. A detailed topographic survey, prepared and certified by a licensed surveyor or civil engineer, indicating all corner point elevations of a property shall be the basis for calculating building height.” Referencing Chapter 17.04 Definitions, the definitions for ‘Building height’ and ‘Grade are defined: ‘“Building height’ means a vertical distance measured from grade, as determined as described herein, to the corresponding uppermost point of the roof, as shown in the examples at the end of Chapter 17.04.” ‘“Grade”’ at any point on a lot is determined based on existing corner point elevations, taking into consideration significant variations relative to adjacent properties. In cases where there is significant variation in elevations between adjacent properties at corner points, the point of measurement shall be established based on the elevation at the nearest public improvement or an alternative point within 3 horizontal feet which, based on supporting evidence, represents existing unaltered grade. In the absence of supporting documentation, the corner point elevation shall be established at ½ the difference between the adjacent elevation and the elevation on the property in question. … For lots with convex contours (where the ground level arches upward along a property line) the ‘grade’ of a lot may be based on detailed topographical survey along the property line with spot elevations called out at a minimum of two (2) foot intervals.” The first case makes for the existing property grade elevations being determined by the existing site conditions within the property boundary. The majority of the existing site is at an elevation higher than the ‘corner elevation’ in question, prompting a reading that the variation exists within the site itself. The original design basis was made on the point as indicated on the signed record survey at an elevation of 172.56’ (Exhibit A). Seeing this as an infill development within an already developed site, the grade was based on this existing condition with an adjacent party wall where no grade discrepancy is founded. Further affirmation of this as a historic grade reference is made in cases 2-6 that follow. Case 2 Comparison to existing building height on site. As the second case for determining the corner point elevation for the site, the height of the existing building on the site can be used to defend the grade justification. Looking at Exhibit B (illustrated in Exhibit E), the existing building heights vary from roughly 35’ at the face to almost 50’ at the top of the barrel vault. These heights are not analyzed with the intention of matching existing conditions, but to defend the case that using the highest intended and discernable reading of the ‘corner elevation’ grade as laid out herein, the building height at a finish elevation will still be below these existing conditions. Even where the additional 8’ height allowance is utilized for the new tower, the highest finish elevation lies below the existing conditions. The existing tower on the building is being removed for the introduction of this new lower lying tower as well. Taking this into consideration, again the existing grade at the existing retaining wall is justifiable as the ‘corner elevation’ grade. 177 Page 3 of 4 Case 3 Existing grade as depicted in historic photos of the site. To further support the justification made in Case 1, record photographs of the site further defend the argument of existing conditions as indicated in the record drawings. As shown in Exhibit C, which was taken when the church originally acquired the property in 1976, the retaining wall had been defining the grade at the southwest corner of the site even then. While the photograph does not define an elevation, it does substantiate that the wall at the southwest corner of the property has been continuously present and unaltered for the period from prior to 1961 (when the original development was constructed and this was ‘existing’) to 2016 (when a recorded survey defined the property ‘corner elevation’). Case 4 Existing grade as determined in record documents of the original site development, dated February 13, 1961. As addressed in Case 1, ‘Grade’ is determined as a point within 3 horizontal feet of the nearest public improvement which, by supporting evidence, represents the existing unaltered grade as determined in development records. From the drawings of the original 1961 development of the site, the ‘existing unaltered grade’ can be identified as the existing grade recorded therein. William Mooser Jr. & Associates drawing sheets A2 and A3 dated February 13, 1961, show the existing grade discerned by the retaining wall in place prior to development (See Exhibit B). More precisely, sheet A3 calls out the retaining wall on the site as an existing wall, confirming the existing condition as foundation for the definition of grade. If this retaining wall was in place prior to the 1961 building being constructed, the grade indicated stands as the earliest record drawing by which existing grade can be defined. The lowest elevation found within these record drawings show an elevation at 169.16’. Recognizing this as a second elevation in question, and in the absence of [absolute] supporting documentation, the corner point elevation shall be established at ½ the difference between the adjacent elevation and the elevation on the property in question. By this clause, the lowest property ‘corner elevation’ would be found to be 170.86’. Case 5 Existing grade as deduced by a 35’ height limit at the adjacent building on the adjoining site. (Analysis of property sharing the southwest ‘corner elevation’ under consideration) The existing office building to the south of the Hope Chapel church property has a critical building height adjacent at the shared property line corner under consideration of 204’ – 4 ½”. Considering this as the maximum building height taken off the property corner, we would find the existing shared property ‘corner elevation’ to be 35’ below this point, roughly 169’ – 4 ¼”. (See Exhibit D). To further defend this corner point elevation as the basis of measurement, and not the lowest elevation at Pacific Coast Highway, the record drawings for the office building indicate the lower levels are subterranean, subsequently removing them from being used as the baseline grade measurement. Logic also dictates that since PCH slopes downward to the south, so too should the maximum building heights. Hope Chapel’s property is north of this subject property and ‘higher’ on Pacific Coast Highway. A logical assessment would conclude that the maximum allowable height in Hope Chapel’s property would be higher than on this property. Case 6 Grade as determined by measuring ½ the difference between the elevation on the property and the adjacent elevation at Pacific Coast Highway. The lowest ‘corner elevation’ scenario, can be taken from a literal reading of the Municipal Code stating, “In situations with ‘significant variation between adjacent properties’, for example where the property corner falls at the top or bottom 178 Page 4 of 4 of a retaining wall, it may be necessary to use another elevation point based on other information on the survey.” Measuring adjacent to the property corner at Pacific Coast Highway we find an elevation of 163.02’ at the sidewalk, off of the property. Because of the significant variation from this elevation to the ‘corner elevation’ grade on the property, we return to the definition of grade, establishing the point elevation in question at ½ the distance between the adjacent elevation and the elevation on the property in question. This provides a ‘corner elevation’ measurement of 167.79’, which by all analyses should be the absolute lowest determinable property ‘corner elevation’. Again, by this measurement and the resulting critical point, the new church building would be at a finished building height below the adjacent office building. Case 7 Grade analysis based on soils boring at the site retaining wall At the request of the City Planning Department, additional data was obtained through soils boring at the existing site retaining wall (Exhibit F). By understanding the general construction and installation of retaining walls, the results were non-conclusive as expected. The soils immediately adjacent to the retaining wall consisted primarily of loose backfill soils to the rough 9.5’ depth of the retaining wall. Natural soil was found the remainder of the depth below the footing. The typical process of retaining wall construction requires the back cutting of existing grade to a manageable 2:1 slope for footing installation and wall construction. After erection, backfill soils are placed. This construction is understood to have taken place during the original development of Pacific Coast Highway cutting into a native slope, leading to a reasonable expectation that the conventional construction methods described above were utilized. The soils report does not dispute the position that the pre-existing grade is/was at or near the top of the wall. An assumption of conventional construction techniques and the presence of native soils directly under the footings supports the position that this wall was cut into a native slope. Therefore, as one part of a multi-positional analysis, this further supports that the pre-existing grade was at an elevation at the top of the wall. Summary In an ideal setting, records would exist that define the pre-existing grade for properties under consideration for redevelopment. Through our research, these records do not exist in the public or private archives. Even a review of Caltrans development records provided no such documentation to be found, the earliest and nearest records being the development at Pacific Coast Highway and Artesia, dated 1931. We have provided records that indicate that the current surveyed ‘corner elevation’ at the southwest corner of the property has existed for well over 55 years. Furthermore, we cannot find records disputing this fact. In light of the findings of this research, as well as the other cases presented herein, we’d appreciate your affirmation of the project using a corner elevation of 172.56’. 179 Exhibit A 180 5647%674#.'0)+0''4+0)Ä%+8+.'0)+0''4+0)Ä5748';+0)Ä.#0&2.#00+0)$CNDQC#XGPWG5WKVG5CP&KGIQ%#2JQPG  Ä 181 Exhibit B 182 Existing Grade per 1961 record drawings 183 44.587'47.554'42.455'27.346'Existing Wall - This retaining wall was in place prior to even the 1961 building being constructed. This grade in record drawings should be the absolute minimum existing grade arguable given available documentation.34.8'184 Exhibit C 185 186 187 188 Exhibit D 189 190 191 192 193 194 195 196 162.68' per survey 204.45' 197 Exhibit E 198 Existing Tower HeightProperty LineProperty Line172' - 5 1/4" Per SurveyExisting roof beyond207' - 5 1/4"215' - 5 1/4"207' - 6 3/4"215' - 6 3/4"Corner elevation in questiondetermined by closest existinggrade to property corner172' - 6 3/4" Per Survey35' - 0"8' - 0"172' - 5 1/4" Existing Sidewalk163' - 0 1/4" Existing SidewalkExisting Tower HeightProperty LineProperty Line172' - 5 1/4" Per SurveyExisting roof beyond207' - 5 1/4"215' - 5 1/4"202' - 9 1/2"210' - 9 1/2"Corner elevation in questiondetermined by midpoint betweenexisting grade and adjacent streetgrade163' - 0 1/4" Per Survey (Existing Sidewalk)172' - 6 3/4" Per Survey (Existing Grade)"In the absence of supportingdocumentation the corner pointelevation shall be established at 1/2the difference between the adjacentelevation and the elevation on theproperty in question.". Requirements& Calculating Height; Definition ofgrade, paragraph 2.35' - 0"8' - 0"167' - 9 1/2" Midpoint172' - 5 1/4" Existing Sidewalk163' - 0 1/4" Existing SidewalkExisting Tower HeightProperty LineProperty Line172' - 5 1/4" Per SurveyExisting roof beyond207' - 5 1/4"215' - 5 1/4"163' - 0 1/4" Per Survey198' - 0 1/4"206' - 0 1/4"Corner elevation in questiondetermined by grade at PCH35' - 0"8' - 0"172' - 5 1/4" Existing Sidewalk163' - 0 1/4" Existing SidewalkProprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudio rchitectureConditional Use PermitTR/DP2016.06.20C:\temp\1526 Hope Chapel - CUP Adjacent(2016)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Elevation ExhibitsA011152608/10/16 3/32" = 1'-0"1Elevation A - Existing Grade 3/32" = 1'-0"3Elevation C - Midpoint Grade 3/32" = 1'-0"2Elevation B - Sidewalk Grade199 Existing Tower HeightProperty LineProperty Line172' - 5 1/4" Per SurveyExisting roof beyond207' - 5 1/4"215' - 5 1/4"205' - 11 1/2"213' - 11 1/2"Corner elevation in questiondetermined by average betweenexisting grade and determinedbaseline of adjacent building's 35'maximum building height35' - 0"8' - 0"169' - 4 1/4" Per Existing Building Caluclated Corner Point172' - 6 3/4" Per Survey (Existing Grade)170' - 11 1/2" Midpoint172' - 5 1/4" Existing Sidewalk163' - 0 1/4" Existing SidewalkExisting Tower HeightProperty LineProperty Line172' - 5 1/4" Per SurveyExisting roof beyond204' - 4 1/4" Per Existing Building As-Builts207' - 5 1/4"215' - 5 1/4"169' - 4 1/4"204' - 4 1/4"212' - 4 1/4"Corner elevation in questiondetermined by maximum buildingheight of adjacent building atshared property corner - CommonCorner Elevation35' - 0"8' - 0"172' - 5 1/4" Existing Sidewalk163' - 0 1/4" Existing Sidewalk35' - 0"Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture.© COPYRIGHTd2150 West Washington, Suite 303San Diego, California 92110sTeamaProject No.Drawing No.omustudio rchitectureConditional Use PermitTR/DP2016.06.20C:\temp\1526 Hope Chapel - CUP Adjacent(2016)_tommy.ross@domusstudio.com.rvtHope Chapel2420 Pacific Coast Highway Hermosa Beach, CA 90254Elevation ExhibitsA012152608/10/16 3/32" = 1'-0"2Elevation E - Average Adjacent Property Corner 3/32" = 1'-0"1Elevation D - Adjacent Building Maximum Height200 Exhibit F 201 202 203 204 205 206 207 208 5647%674#.'0)+0''4+0)Ä%+8+.'0)+0''4+0)Ä5748';+0)Ä.#0&2.#00+0)$CNDQC#XGPWG5WKVG5CP&KGIQ%#2JQPG  Ä6/22/20176/22/2017209 210 211 212 213 214 215 216 [Type a quote from the document or the summary of an interesting point. You can position the text box anywhere in the document. Use the Drawing Tools tab to change the formatting of the pull quote text box.] [Type a quote from the document or the summary of an interesting point. You can position the text box anywhere in the document. Use the Drawing Tools tab to change the formatting of the pull quote text box.] Looking south from front church parking lot Looking southeast from front church parking lot Looking northeast from PCH sidewalk near church driveway Looking northeast from PCH sidewalk at southwest retaining wall Looking west from front church parking lot Looking south from PCH sidewalk near church driveway Looking east from PCH church driveway Looking south from Lazy Acres rear (east) driveway Looking south from Lazy Acres rear (east) driveway 217 Looking east at 950 Artesia Blvd from adjacent parking lot Looking northeast at 950 Artesia Blvd building from adjacent parking lot Looking northwest at 950 Artesia Blvd building Looking west at rear of church building from Hillcrest Dr. Looking west at rear of church building from Hillcrest Dr. Looking north at side of church building from alley (east of Borden St) Looking north at side of church building from Borden St. Looking north at side of church building from alley (east of Borden St) Looking south at side of church building from rear of Lazy Acres driveway 218 Looking north towards Lazy Acres site from front church parking lot Looking north towards Artesia Blvd from rear of Lazy Acres driveway Looking north towards Artesia Blvd from rear of Lazy Acres driveway Looking northeast towards Lazy Acres (south) building Looking west between Lazy Acres and Hope Chapel buildings Signage on existing Hope Chapel buildings 219 220 221 222 223 224 225 226 227 228 229 230 Public Notification 500 Foot Radius 231 Public Notification Legal Posters Hope Chapel Pacific Coast Highway Frontage at Sidewalk Hope Chapel Pacific Coast Highway Frontage at Building Entrance Shorewood Commercial Building Artesia Blvd Frontage at Sidewalk 232 Pacific Coast Highway Frontage at Drive Approach Artesia Blvd Frontage at Parking Lot 233 234 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0246 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of April 17, 2018 Verbal Report on City Council Actions City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™251 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0247 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of April 17, 2018 Verbal Status Report on Major Planning Projects City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™252 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report 18-0240 Honorable Mayor and Members of the Hermosa Beach City Council Regular Meeting of April 10, 2018 TENTATIVE FUTURE AGENDA ITEMS Recommended Action: To receive and file the tentative future agenda items. Attachments: Tentative Future Agenda City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™253 Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach May 15, 2018 Regular Meeting 7:00 P.M. Project Title Public Notice Meeting Date Text Amendment to establish local standards for State mandated Accessory Dwelling Units. 5/15 701 Longfellow Avenue—Lot Line Adjustment 5/15 f:\b95\cd\pc\future items\tent. future agendas\planning commission tentative agenda 5/15/18 254 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0248 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of April 17, 2018 Community Development Department Activity Report of February, 2018 Recommended Action: To receive and file the February, 2018 Community Development Department activity report. Attachment: 1. Community Development Department activity report of February, 2018 Respectfully Submitted by: Gina Konrad, Administrative Assistant Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™255 256 257 258 259 260 261 262 263