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Home My WebLink About2009-05-19 PC AGENDAAGENDA PLANNING COMMISSION MEETING CITY OF HERMOSA BEACH CITY HALL COUNCIL CHAMBERS 1315 VALLEY DRIVE HERMOSA BEACH, CA 90254 May 19, 2009 7:00 P.M. Ron Pizer, Chairman Peter Hoffman, Vice Chairman Kent Allen Shawn Darcy Sam Perrotti 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. 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. 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. 1 1. Pledge of Allegiance 2. Roll Call 3. Oral / Written Communications Anyone wishing to address the Commission regarding a matter not related to a public hearing on the agenda may do so at this time. Section I Consent Calendar 4. Approval of the April 21, 2009 action minutes 5. Resolution(s) for consideration 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 Public Hearings 6. PDP 09-2 / PARK 09-1 -- Precise Development Plan for a two-story dental clinic (surgery center) consisting of approximately 4,298 square feet and a Parking Plan for a reduced parking requirement based on the proposed specialized use as a dental surgical facility rather than a general practice dental clinic at the current animal hospital site at 1072, 1078 and 1080 Aviation Boulevard (continued from the March 17 and April 21, 2009 meetings). Staff Recommended Action: To approve the Precise Development Plan and Parking Plan. 7. L-5 -- Request to amend the legal determination that three units are legal nonconforming, with respect to the specific condition requiring conversion of the illegal fourth unit (‘Unit C”) to an enclosed garage space, at 831 8th Street. Staff Recommended Action: To direct staff as deemed appropriate. 8. CUP 09-2 -- Conditional Use Permit Amendment to extend hours of operation of restaurant with on-sale general alcohol beverage service and live entertainment from 12 midnight daily and 2:00 a.m. New Year's Eve to 1:00 a.m. the following morning Thursday, Friday and Saturday nights and Memorial Day, Labor Day, Fourth of July and various Federal and State holidays extend at 73 Pier Avenue, Mediterraneo Restaurant (continued from the April 21, 2009 meeting). Staff Recommended Action: To continue to the June 16, 2009 meeting as requested by the applicant. 9. CUP 09-3 / PARK 09-4 -- Conditional Use Permit for a music studio comprising 2,265 square feet offering private and small group instruction, and a Parking Plan to determine parking requirement and if the shared off-street parking is adequate at 300 Pacific Coast Highway. Staff Recommended Action: To approve said Conditional Use Permit and Parking Plan. 2 10. TEXT 09-1 -- Text amendment modifying sign regulations relating to temporary signs. Staff Recommended Action: To recommend approval of said Text Amendment. Section III 11. Staff Items a. Tentative future Planning Commission agenda. b. Community Development Department activity report of March, 2009. 12. Commissioner Items 13. Adjournment 3 ACTION MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON APRIL 21, 2009, 7:00 P.M., AT THE CITY HALL COUNCIL CHAMBERS All public testimony and the deliberations of the Planning Commission can be viewed on the City’s web site at www.hermosabch.org, On-Demand Video of City Meetings The meeting was called to order at 7:00 P.M. by Chairman Pizer. 1. Pledge of Allegiance 2. Roll Call Present: Commissioners Allen, Darcy, Hoffman, Perrotti and Chairman Pizer Absent: None Also Present: Community Development Director Ken Robertson Assistant City Attorney Lauren Feldman Senior Planner Pamela Townsend Associate Planner Angela Mason Assistant Planner Eva Choi 3. Oral /Written Communication Anyone wishing to address the Commission regarding a matter not related to a public hearing on the agenda may do so at this time. Section I Consent Calendar 4. Approval of the following minutes: a) March 17, 2009 action minutes b) March 17, 2009 minutes excerpt for a Text Amendment to define and allow electronic message display signs in open space (OS) zones. ACTION: To approve the above minutes as presented. Motion by Commissioner Perrotti, seconded by Commissioner Hoffman. The motion carried by a unanimous vote. 5. Resolution(s) for approval Section II Public Hearings Planning Commission Action Minutes April 21, 2009 1 6. PDP 09-2 / PARK 09-1 -- Precise Development Plan for a two-story dental clinic (surgery center) consisting of 4,298 square feet and a Parking Plan for a reduced parking requirement based on the proposed specialized use as a dental surgical facility rather than a general practice dental clinic at the current animal hospital site at 1072, 1078 and 1080 Aviation Boulevard (continued from the March 17, 2009 meeting). Staff Recommended Action: To approve the Precise Development Plan and Parking Plan. ACTION: To continue to the May 19, 2009 meeting for the applicant to consider redesigning the project to accommodate parking code requirements. MOTION by Commissioner Allen, seconded by Commissioner Perrotti. The motion carried as follows: AYES: Allen, Darcy, Hoffman, Perrotti, Pizer NOES: None ABSENT: None ABSTAIN: None 7. L-5 -- Legal Determination of whether four (4) dwelling units exist at 831 8th Street, and whether the 3rd and 4th units are legal nonconforming and can continue to be used as dwelling units (continued from the March 17, 2009 meeting). Staff Recommended Action: To declare the legal nonconforming status of Unit “D” at 831 8th Street, deny the legal nonconforming status of Unit “C” at 831 8th Street, and to authorize staff to amend the City records to reflect said determinations. ACTION: To declare by adopting a resolution that Unit D is a legal nonconforming unit and Unit C is an illegal unit that should be abated at 831 8th Street. MOTION by Commissioner Hoffman, seconded by Commissioner Perrotti. The motion carried as follows: AYES: Allen, Darcy, Hoffman, Perrotti NOES: Pizer ABSENT: None ABSTAIN: None 8. CUP 09-2 -- Conditional Use Permit Amendment to extend hours of operation of restaurant with on-sale general alcohol beverage service and live entertainment from 12 midnight daily and 2:00 a.m. New Years’ Eve to 1:00 a.m. the following morning Thursday, Friday and Saturday nights and Memorial Day, Labor Day, Fourth of July and various Federal and State holidays extend at 73 Pier Avenue, Mediterraneo Restaurant. Staff Recommended Action: To continue to the May 19, 2009 meeting as requested by the applicant. ACTION: To continue to the May 19, 2009 meeting. Planning Commission Action Minutes April 21, 2009 2 Motion by Commissioner Hoffman, seconded by Commissioner Allen. The motion carried as follows: AYES: Allen, Darcy, Hoffman, Perrotti, Pizer NOES: None ABSENT: None ABSTAIN: None 9. PARK 09-3 -- Parking Plan to classify a yogurt shop as a ‘snack shop’ for the purpose of calculating parking requirements and possible payment of an in-lieu fee for less than required parking at 53 Pier Avenue # D, Froyolife (former retail use). Staff Recommended Action: To approve the Parking Plan, direct applicant to pay parking in- lieu fee, and adopt the attached resolution. ACTION: To approve the Parking Plan to classify a yogurt shop as a ‘snack shop’ for calculating parking requirements and possible payment of an in-lieu fee for less than required parking at 53 Pier Avenue #D, Froyolife, by adopting the resolution with modifications to Section 5, No. 2 that the outside patio dining area shall be located at the Pier Plaza side, not the Loreto Plaza encroachment area, and Section 5, No. 5 to add that the parking in-lieu fees in the amount of $28,900 or the amount set by the City Council at the time of the permit issuance shall be paid. Motion by Commissioner Hoffman, seconded by Commissioner Perrotti. The motion carried as follows: AYES: Allen, Darcy, Hoffman, Perrotti, Pizer NOES: None ABSENT: None ABSTAIN: None Section III Hearing 10. CON 09-4 / PDP 09-5 -- Request for one year extension of a Conditional Use Permit and Precise Development Plan for a 2-unit residential condominium project at 1520 Manhattan Avenue. Staff Recommended Action: To adopt a minute order extending the expiration date of the Conditional Use Permit and Precise Development Plan by one year to April 20, 2010. ACTION: To extend, by minute order, the expiration date of subject Conditional Use Permit and Precise Development Plan by one year to April 20, 2010. MOTION by Commissioner Darcy, seconded by Commissioner Perrotti. The motion carried by a unanimous vote. Planning Commission Action Minutes April 21, 2009 3 Section IV 11. Staff Items a. Tentative future Planning Commission agenda. b. Community Development Department activity report of February, 2009. c. Status of Upper Pier Avenue Zoning Proposal. 12. Commissioner Items 13. Adjournment The meeting was formally adjourned at 8:42 P.M. CERTIFICATION I hereby certify that the foregoing Minutes are a true and complete record of the action taken by the Planning Commission of Hermosa Beach at the regularly scheduled meeting of April 21, 2009. ______________________________ _____________________________ Ron Pizer, Chairman Ken Robertson, Secretary ______________________ Date Planning Commission Action Minutes April 21, 2009 4 1 May 11, 2009 Honorable Chairman and Members of the Regular Meeting of Hermosa Beach Planning Commission May 19, 2009 SUBJECT: PRECISE DEVELOPMENT PLAN 09-2 PARKING PLAN 09-1 LOCATION: 1072, 1078, 1080 AVIATION BLVD (FORMER ANIMAL HOSPITAL) APPLICANT: MICHAEL CARPENTER, CARPENTER DESIGNS 2009 PORTERFIELD WAY, SUITE A, UPLAND, CA 91786 OWNER: GEORGE D MEYER & NANCY J MEYER EXEMPT TRUST 1803 GREEN ACRES ROAD, FAYETTEVILLE, AR 72703 PROSPECTIVE ROBERT J. POSEK OWNER: 1812 ARTESIA BLVD., REDONDO BEACH, CA 90278 REQUEST: PRECISE DEVELOPMENT PLAN TO CONSTRUCT A TWO-STORY DENTAL OFFICE (SURGICAL CENTER) CONSISTING OF 3,798 SQ. FT OF GROUND FLOOR DENTAL OFFICE AREA AND 500 SQ. FT STORAGE ON SECOND STORY (TOTAL FLOOR AREA 4,298 SQ. FT), AND 5,500 SQ. FT. PARKING LOT; AND A PARKING PLAN FOR A REDUCED PARKING REQUIREMENT BASED ON THE PROPOSED SPECIALIZED USE AS A DENTAL SURGICAL FACILITY RATHER THAN A GENERAL PRACTICE DENTAL CLINIC. Recommendation Adopt the attached resolution approving the parking plan and precise development plan for the dental surgical center providing 19 parking spaces instead of the required 21 spaces based on the proposed specialized use as a dental surgical facility rather than a general practice dental clinic and use of the second floor for storage purposes only. Background ZONING: General Commercial (C-3) GENERAL PLAN: General Commercial LOT AREA: 11,650 sq. ft EXISTING FLOOR AREA: 4,604 sq. ft EXISTING USE: 2 vacant commercial units PROPOSED FLOOR AREA: 3,798 sq. ft dental surgery, 500 sq. ft. storage (total 4,298 sq. ft) PROPOSED USE: Oral and maxillofacial (dental) surgery EXISTING PARKING PROVIDED/REQUIRED: 8 spaces / Nonconforming PROPOSED PARKING PROVIDED/REQUIRED: 19 spaces / 21 spaces 2 ENVIRONMENTAL DETERMINATION: Categorically Exempt (§15301 and 15303) On March 17 and April 21, 2009 the Planning Commission directed the applicant to return with a revised site plan that conformed closer to the parking standard of 23 spaces for a proposed 4,500 sq. ft. building (staff reports attached). In April, the applicant reduced the gross floor area from 4,500 to 4,298 sq. ft. and increased parking from 18 to 19 spaces (versus the now 21 required spaces based on the 4,298 sq. ft. gross floor area). However in April the applicant increased the number of compact spaces from 6 to 8 thereby exceeding 30 percent, in order to maintain an existing easement free of encumbrances. This issue has been subsequently addressed. For the May 19th meeting, the applicant has responded to Commission concerns regarding inadequate parking and excess compact spaces as follows: 1. The number of proposed spaces is increased from original proposal of 18 to 19 spaces. 2. Compact spaces have been reduced to 5 spaces, which is below the 30 percent allowed by the code for compact spaces. 3. The redesign used the “Parking Lot Design Standards: turning radius and stall opening standards for residential garages (case II-90 degree turn)” allowing a reduced back-up distance (23’) by using wider parking stall dimensions.1 4. Built-in shelving has been added to the 500 sq. ft. storage area on the second floor to reduce the potential for conversion of that space to a more intense use. A covenant will be recorded restricting the second story to storage area only, because the finding that the site is adequately parked at 19 spaces is based on the site plan showing that the 500 sq. ft. on the second floor is used for a utilitarian purpose that does not increase the facility’s parking demand, such as storage rather than additional office or surgery space. 5. The above changes result in a reduction in landscaping from 1900 sq. ft. (16.3%) to 1,496 sq. ft. (12.8%), most notably at the rear of the lot. As previously, the center will operate from 8:00 a.m. to 5:00 p.m. Monday through Friday with a staff of six persons per shift providing specialist oral and maxillofacial surgery. The building elevations and façade have not changed. Analysis Precise Development Plan: Precise development plan standards aim to achieve a reasonable level of quality and compatibility with the uses on surrounding properties (17.58.010) considering stated criteria (17.58.030). Precise development plan findings in the April 21st Staff Report are summarized here and modified as applicable. Finding 2 (existing or proposed off- street parking in relation to actual need) is evaluated under 'Parking Plan' below. With regard to finding 10 (other considerations), parking has been reconfigured to maintain the integrity of use of the existing 4 foot by 80 foot easement along the western lot line. 1. Distance from existing residential uses in relation to negative effects. 1 The lot was redesigned using this standard upon advice of staff that the Commission has allowed it for office uses. Staff found this redesign preferable to an alternative presented by the applicant to provide a parallel space which would have would have required multiple turning movements or backing out onto Aviation Blvd. to exit the site. 3 The building maintains required setbacks. Setbacks and topography reduce visual impact son residential neighbors. The building’s bulk, height and setting within the site are considered unlikely to have a significant visual impact; the height survey requires additional and is conditioned to require compliance with height limits. Trees at the rear must be maintained and landscape approved; although landscape has been decreased from the original submittal, it will cover over 12 percent of the site. 2. The amount of existing or proposed off-street parking in relation to actual need. Parking is considered adequate for the current and future uses on the site based on findings and conditions– see 'Parking Plan' below. 3. The combination of uses proposed, as they relate to compatibility. Mixed uses are not proposed. The proposal is compatible with surrounding commercial and residential uses as it will operate only during daytime business hours and will not generate significant noise. The project is also conditioned to require lighting onsite be downcast and not cause glare to surrounding site occupants. 4. Estimated generated traffic volume and the capacity and safety of streets serving the area. The capacity of the streets is considered adequate to safely accommodate the estimated generated traffic – see 'Parking Plan' below. 5. The proposed exterior signs, decor, and compatibility with existing establishments in the area. The craftsman style building will improve the appearance of the site and street; entryway monuments will not affect sight distance, signage must be approved, and exterior structures are subject to approval by the City prior to construction. Security measures are required. 6. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools. The center's pedestrian entrance and vehicle entrance are located at the front of the site, from Aviation Boulevard, so associated impacts should not affect residential properties at the rear of the site. There are no other sensitive uses nearby. 7. Noise, odor, dust and/or vibration that may be generated by the proposed use Trash and waste disposal will comply with applicable codes. 8. Impact of the proposed use to the city's infrastructure, and/or services. The electrical transformer must not significantly reduce landscaping or affect site aesthetics. Other utilities are existing. 9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms The proposal is exempt from the California Environmental Quality Act. The project requires a Standard Urban Stormwater Management Plan and three elements from City's Green Building Checklist should be incorporated into the project. Recommended conditions relating to noise, lighting, parking and circulation, stormwater, and biological resources will reduce environmental effects and increase compatibility with nearby uses. 4 10. Other considerations that, in the Commission’s judgment, are necessary to assure compatibility with the surrounding uses, and the city as a whole. A condition is required to merge the three lots into one to comply with parking and building codes. The revised design maintains the integrity of the four feet wide by 80 feet deep easement along the western boundary line. Parking Plan The Commission may approve reduced parking when adequate parking will be provided for customers, clients, visitors and employees (Section 17.44.210). The applicant has requested a reduction in the dental office parking standard of one space per 200 sq. ft., due to lower patient turnover as discussed in the March and April 2009 Staff Reports and the applicant's Parking Lot Study. The applicant also requests that storage be excluded from the calculation of gross floor area as the determinant of parking ratios. Parking reduction due to specialized surgical use Staff recommends the Parking Plan be approved allowing 19 parking spaces due the specialized dental surgical use as follows: The applicant's Parking Lot Study presented in April 2009 indicates 12 spaces were required at peak periods and 11 spaces were required throughout much of the afternoon at the approximately 3,437 sq. ft. dental surgery center on Artesia Blvd. in Redondo Beach. The resulting parking ratio of one space per 286 sq. ft. at peak periods2 is higher than one space per 225 sq. ft. proposed on the Aviation Blvd. site. While empirical evidence demonstrates that reduced parking may be adequate for the proposed business, the Institute of Traffic Engineers Trip Generation Manual, 3rd Edition, presents two case studies for surgery centers generally, showing a wide difference in park period parking demand: a suburban surgery center generated a peak period parking demand of 5.67 spaces per operating room and a rural center generated a demand of 1.67 spaces per operating room. On this basis, the proposed facility on Aviation Blvd. would demand between 23 and 7 spaces, or if averaged, 15 spaces consistent with the applicant's Parking Lot Study. The amended project maintains 19 spaces with a parking ratio of one space per 225 sq. ft., being 2 spaces or approximately 10% less than the parking standard. A parking ratio of one space per 225 sq. ft. falls within the range of medical/dental parking standards used by various cities in Los Angeles County. Compact spaces are reduced to 5, which complies with the allowance for 30 percent compact spaces under the Municipal Code. This ratio of one space per 225 sq. ft. can accommodate future retail and office uses, which are parked at the lower ratio of one space per 250 sq. ft. 2 Cynthia Mathews, Earthtonic Environmental- 50% of the 6,874 sf building at 1808/1812 Artesia is allocated to the dental surgical center; personal communication with Pamela Townsend, May 12, 2009. 6 Attachment 1 P.C. RESOLUTION 09-X A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN FOR A TWO-STORY DENTAL OFFICE (SURGICAL CENTER) CONSISTING OF 3,798 SQ. FT OF GROUND FLOOR DENTAL OFFICE AREA, AND 500 SQ. FT STORAGE ON SECOND STORY (TOTAL FLOOR AREA 4,298 SQ. FT), AND 5,500 SQ. FT. PARKING LOT; AND A PARKING PLAN FOR A REDUCED PARKING REQUIREMENT FROM 21 TO 19 PARKING SPACES BASED ON THE PROPOSED SPECIALIZED USE AS A DENTAL SURGICAL FACILITY RATHER THAN A GENERAL PRACTICE DENTAL CLINIC AT 1072, 1078 AND 1080 AVIATION BOULEVARD, LEGALLY DESCRIBED AS LOTS 3, 4 AND 5, TRACT #8519, HERMOSA BEACH. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed by Michael D. Carpenter seeking approval for a Precise Development Plan for a two story dental office (surgical center) consisting of 4,298 square feet, including 500 square feet of storage on second level and a Parking Plan to reduce the required number of off-street parking spaces from twenty-one to nineteen. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for a precise development plan 09-2 and parking plan 09-1 on March 17, April 21 and May 19, 2009 at which time testimony and evidence was presented to and considered by the Planning Commission. Section 3. Based on the Staff Report, testimony and evidence received, both written and oral, the Planning Commission makes the following factual findings: 1. The site is zoned C-3, General Commercial, which permits dental surgery centers by right. Commercial properties are located adjacent to the subject site on Aviation Boulevard and multi- family residential properties (R-2) are located to the rear of the site. 2. The applicant submitted revised plans in May 2009, including proposed signage location; detailed plans are required prior to approval of proposed signage. 3. With a gross floor area of 4,298 sq. ft., the applicant proposes to reduce the required parking standards for medical use (one space per 200 square feet per H.B.M.C 17.44.030) from 21 to 19 spaces, resulting in a parking ratio of one space per 225 sq. ft. of gross floor area. This ratio is greater than that required for general office and retail (one space per 250 sq. ft. per H.B.M.C. 17.44.030) and is coincidentally within the parking ratio range of one space per 200 – 375 sq. ft. used in various other cities of Los Angeles County. Compact spaces will not exceed 30 percent. 4. The operation will not result in increased offsite parking demand based on the Parking Lot Study and requirements to adequately manage onsite parking. No spaces shall be reserved specifically for doctor or employee parking. 5. The proposed parking lot is greater than 2,500 sq. ft, therefore triggering the requirement for a Standard Urban Stormwater Mitigation Plan (Municipal Code, Chapter 8.44). 7 Based on the foregoing, the Planning Commission makes the following findings: 1. Pursuant to H.B.M.C. Section 17.26.030 the proposed dental surgery use is permitted by right and will improve the site’s appearance; the Precise Development Plan is generally compatible with surrounding commercial and residential uses and the intent of the Hermosa Beach Municipal Code and zoning district and General Plan 'General Commercial' designation; and concerns arising from the proposal can be mitigated through the conditions of approval pursuant to the considerations set forth in the Staff Reports submitted to Planning Commission on April 21, 2009 and May 19, 2009 and incorporated herein by reference. 2. Pursuant to H.B.M.C. Section 17.44.210, the parking plan, which requests a reduction in parking from 21 to 19 spaces and provides a parking ratio of one space per 225 sq. ft. instead of the Municipal Code standard of one space per 200 sq. ft. is warranted and that adequate parking will be provided because: (a) The proposed specialist oral and maxillofacial surgery center will generate lower parking demand than a general practice dental office providing preventative care, as supported by the applicant’s Parking Lot Study demonstrating a parking ratio of one space per 286 sq. ft. at peak periods submitted to the Planning Commission on April 21, 2009. (b) Should the site be occupied by a typical medical/dental office, parking may be shown to be adequate pursuant to a parking plan because the proposed parking ratio falls within range of medical/dental parking ratios used in Los Angeles County of one space per 200 – 375 sq. ft. and the surgery rooms are larger than many dental/medical offices, thereby limiting the number the patients that can be accommodated at one time. (c) The proposed parking ratio can accommodate future retail and office uses, which are parked at one space per 250 sq. ft. (d) The proposal is considered unlikely to generate significant vehicle movements such that significant congestion or safety issues would arise on Aviation Boulevard, even if other known development proposals are permitted. (e) The proposal is required to comply with all Municipal Code parking design requirements, dimensioned based on Parking Lot Design Standards: turning radius and stall opening standards for residential garages. (f) The proposal encourages alternative transport modes by providing a bicycle parking facility. (g) The finding that the site is adequately parked at 19 spaces is based in part on the site plan showing that the 500 sq. ft. on the second floor is used for a utilitarian purpose that does not increase the facility’s parking demand, such as storage, and not used as additional office or surgery space. A covenant will be recorded restricting the second story to storage only, and any conversion of the site or use, including the ground or second story, to a more intensive use will require planning commission approval. Section 4. The project is Categorically Exempt from the California Environmental Quality Act per Guidelines, Sections 15301, Class 1 (Existing Facilities) and 15303, Class 3(c) New Construction or Conversion of Small Structures as the infill project consists of demolition of not more than 3 buildings totaling not more than 5,591 square feet previously occupied by an animal hospital and repair shop and replacement with dental surgical center totaling 4,298 square feet within an urban area with availability of public and urban services and access. Section 5. Based on the foregoing, the Planning Commission hereby approves Precise Development Plan 09-2 and Parking Plan 09-1, subject to the following Conditions of Approval: 1. The architectural treatment of the building and all finishes, all interior and exterior building operations and the use and operation of the dental surgery center shall be 8 substantially consistent with the plans approved by the Planning Commission on May 14, 2009 (drawing title ‘First Floor Plan A1), including maintaining the northern 30 feet of the recorded easement for ingress and egress over the North 80 feet of the West 6 feet of Lot 5 of Tract No. 8519 free from encumbrances. Minor modifications to the plans required to comply with project conditions below, or codes may be approved by the Community Development Director. The plans shall be revised to show: a. The security fence and/or lockable gate shall be installed between the southwest corner of the building and rear property wall line to prevent persons from entering the area to the rear of the building. All fencing shall be coordinated as to type and color. b. A site plan and elevations showing all proposed exterior structures, signage, utilities, parking lot configuration and landscaping, including an outline of proposed species. c. Building plans showing that roof equipment is screened from public view compatible with the building, and otherwise complies with H.B.M.C. Section 17.46.010. 2. Prior to the commencement of construction, applicant shall apply to the Community Development Department for and receive approval of a boundary line adjustment combining Lots 3, 4 and 5, Tract #8519 into one legal parcel; evidence of recording the certificate of compliance with the Office of the Los Angeles County Recorder shall be submitted to the Community Development Department. 3. The parking lot shall be adequately lit and all lighting (excluding low-level, 3 ft. height maximum) shall be extinguished no later than one-half an hour after the premise has been vacated by all occupants; any installation of exterior lighting shall be downcast and full cut- off, shall not shine on neighboring properties, and bulbs shall not be visible to occupants on adjoining residential properties or within residential units, and shall be the minimum luminescence necessary for the intended use. Exterior lighting shall not be deemed finally approved until thirty 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 nearly properties. 4. 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. 5. Solid waste facilities/containers adequate for the use and fully screened and compatible with the site to the satisfaction of the Community Development Director shall be maintained in compliance with Municipal Code Section 8.12.220. All hazardous wastes shall be disposed of in compliance with Municipal Code Chapter 8.24. 6. The exterior of the premises shall be maintained in a neat and clean manner and maintained free of graffiti at all times. 7. Noise emanating from the property shall be within the limitations prescribed by H.B.M.C. Chapter 8.24 and shall not create a nuisance to surrounding residential neighborhoods, and/or commercial establishments. 8. A final landscaping plan showing the location, type and design of all proposed landscape planting, an automatic irrigation plan, accessory facilities such as trash and recycling, and electrical transformers and other utilities shall be approved in writing by the Community Development Director and implemented prior to issuance of the Certificate of Occupancy. 9 9. The trees located on the adjoining residential properties shall not be adversely affected by site preparation and construction so they may continue to screen this commercial site from adjoining neighbors and provide other environmental benefits. A landscape plan shall be submitted demonstrating the drip line of the tree(s) on the adjacent lot and be accompanied by a certified arborist's report or equivalent acceptable to the Community Development Director evaluating the effect of the project on said trees and measures to ensure continued vitality. 10. The applicant shall submit a Standard Urban Stormwater Management Plan (SUSMP) pursuant to H.B.M.C Chapter 8.44 for written approval by the Director of Public Works prior to construction commencing onsite, demonstrating best management practices for stormwater pollution control, and for sediment control and erosion control during construction. Curb inlets to drain to landscape, permeable paving, and other measures are encouraged. All measures shall be perpetually maintained. 13. The runoff from washing and/or rinsing of dental equipment, including floor mats, surgical utensils and other devices, shall drain to the sewer system only; under no circumstances shall grey water from the site drain to the storm water system. All hazardous waste shall be stored and disposed of in compliance with federal, state and local laws. 14. The applicant shall install secure bicycle parking facilities that can accommodate a minimum of two bicycles in a location that does not interfere with walkways, parking or other dedicated use to the satisfaction of the Community Development Director prior to issuance of the Certificate of Occupancy. 15. The design of all vehicle accessways is subject to approval by Public Works Department, and pursuant to Municipal Code standard 17.44.160, the parking lot shall be developed and maintained in the following manner: a. Maintained to eliminate dust or mud and designed to dispose of all surface water. b. All drainage shall be routed to a facility approved by the City. In no case shall drainage be allowed across sidewalks or driveways. c. Designated parking spaces shall be indicated with paint or approved stripping material on the surface of the parking area. d. Install appropriate pavement marking (i.e. stop bar with STOP legend) on the project drive aisle south of the public sidewalk to ensure motorists stop prior to the sidewalk before exiting the site. e. Where not separated by a fence from the street, a suitable curb not less than six inches in height located not less than two feet from such street or alley property lines shall be installed and maintained. f. Where located immediately adjoining residential property, a solid masonry wall six feet in height compatible with site elements to the satisfaction of the Community Development Director shall be installed along the rear property line except where the commercial property grade is six feet or more below the grade of the adjoining residential property, and provided that the type and manner of installation shall not impede the vitality of the existing trees. 16. The applicant is responsible for offsite construction within the right-of-way, if any, required by the Public Works Department. 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 10 of way shall commence unless and until an Encroachment Permit has been approved by the Public Works Department. 17. 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. 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. 18. The project shall comply with all other the requirements of the Zoning Code and the Building, Fire and Public Works Departments. 19. Operation of the use and site shall be managed so that parking demand does not exceed the onsite parking supply. Any inadequacy of onsite parking or material change in the type, intensity of uses, or internal configuration of space, shall be reviewed by the Planning Commission which may impose conditions to address the parking inadequacy. 20. Prior to approval of the certificate of occupancy, a covenant approved by the Community Development Director and City Attorney restricting use of the second story to storage purposes only shall be recorded with the Office of the Los Angeles County Recorder and evidence of recording shall be submitted to the Community Development Department. 21. All parking shall be shared among the uses within the building and no space shall be reserved for any person, office space or use, except that one space may be designated for short term use for deliveries and/or patient pick-up/drop-off. 22. The applicant shall incorporate the green building techniques shown on the plans into the project, and shall work with staff to integrate reasonable sustainable development standards from the Green Building Design Checklist. 23. If a review of this Precise Development Plan or Parking Plan occurs, the Planning Commission may amend the above conditions and/or impose any new conditions deemed necessary to mitigate detrimental impacts arising from use of the premise. 24. Building plans/drawings submitted for building permit issuance shall be reviewed for consistency with the plans approved by the Planning Commission and the conditions of this resolution, and approved by the Community Development Director prior to the issuance of any Building Permit. 25. A height survey providing information required to make height determination shall be submitted; no building permits shall be issued until the plans comply with all height requirements. 26. All signs shall comply with Chapter 17.50 of the H.B.M.C. Sign permits, including a sign program if warranted, shall be obtained from the Community Development Department. 11 27. Prior to the submittal of structural plans to the Building Division for Plan Check an Acceptance of Conditions affidavit 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 grant. The precise development plan and Parking Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department. 28. The project and operation of the business shall comply with all applicable requirements of the Municipal Code. 29. The Precise Development Plan and Parking Plan shall not be effective until all procedures prescribed under Chapter 17.58 and the H.B.M.C. and all Conditions of Approval have been complied with. The Precise Development Plan and Parking Plan shall be null and void one (1) year from the date of approval unless building permits have been obtained. The applicant may apply in writing for an extension of time to the Planning Commission prior to the date of expiration. Section 6. This grant shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this grant. This document shall be recorded and proof of recordation shall be submitted to the City of Hermosa Beach. Each of the above conditions is separately enforceable and, if one of the conditions is found unenforceable by a court of law, all other conditions shall remain valid and enforceable. The Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officers or employees to attack, set aside, void or annul this approval. The City shall promptly notify the Permittee of any claim, action or proceeding and the City shall fully cooperate in the defense. If the City fails to promptly notify the Permittee of any claim, action or proceeding, or the City fails to cooperate fully in the defense, the Permittee shall not thereafter be responsible to defend, indemnify or hold harmless the City. The Permittee shall reimburse the City for any court and attorney’s fees that the City may be required to pay as a result of any claim or action brought against the City because of this grant. 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 Conditional Use Permit. 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 12 I hereby certify the foregoing Resolution P.C. No. 09-X is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California at their regular meeting of May 19, 2009. Ron Pizer, Chairman Ken Robertson, Secretary _______ _______ Date 13 DRAFT Attachment 2 ACTION MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON APRIL 21, 2009, 7:00 P.M., AT THE CITY HALL COUNCIL CHAMBERS All public testimony and the deliberations of the Planning Commission can be viewed on the City’s web site at www.hermosabch.org, On-Demand Video of City Meetings The meeting was called to order at 7:00 P.M. by Chairman Pizer. 1. Pledge of Allegiance 2. Roll Call Present: Commissioners Allen, Darcy, Hoffman, Perrotti and Chairman Pizer Absent: None Also Present: Community Development Director Ken Robertson Assistant City Attorney Lauren Feldman Senior Planner Pamela Townsend Associate Planner Angela Mason Assistant Planner Eva Choi 6. PDP 09-2 / PARK 09-1 -- Precise Development Plan for a two-story dental clinic (surgery center) consisting of 4,298 square feet and a Parking Plan for a reduced parking requirement based on the proposed specialized use as a dental surgical facility rather than a general practice dental clinic at the current animal hospital site at 1072, 1078 and 1080 Aviation Boulevard (continued from the March 17, 2009 meeting). Staff Recommended Action: To approve the Precise Development Plan and Parking Plan. ACTION: To continue to the May 19, 2009 meeting for the applicant to consider redesigning the project to accommodate parking code requirements. MOTION by Commissioner Allen, seconded by Commissioner Perrotti. The motion carried as follows: AYES: Allen, Darcy, Hoffman, Perrotti, Pizer NOES: None ABSENT: None ABSTAIN: None 14 Attachment 3 (909) 724-9572 FAX (909) 980-9483 BUILDING DESIGN SERVICES 2009 PORTERFIELD WAYSUITE A, UPLAND, CA. 91786 MICHAEL D. CARPENTER DRAWINGS ISSUED FOR: CARPENTER D E S I G N C 1 SCALE: 1" = 10'-0" SITE PLAN SCALE: 1" = 10'-0" N S E W PROJECT DENTAL OFFICE BUILDING JOB LOCATION 1072, 1078, 1080 AVIATION BLVD., HERMOSA BEACH, CA. OWNER DR'S. POSEK, DONLEVY, AND YING PROPERTIES LLC. LEGAL DESCRIPTION LOT TRACT A.P.N. 4186-001-03 & 4186-001-004 & 4186-001-026 PROJECT DATA ZONE C 3 OCCUPANCY "B " OFFICE ( DENTAL ) TYPE OF CONSTRUCTION VB FIRE SPRINKLERS YES (UNDER SEPARATE PERMIT) SITE DATA LOT SIZE 11650 S.F. BUILDING SIZE 4298 S.F. NUMBER OF STORIES TWO BUILDING HEIGHT 30' PARKING 19 SPACES (1) HANDICAP & (11) STANDARD (1) PARALLEL & (6) COMPACT PARKING LOT 5264 S.F. (LOT COVERAGE 45.18 % ) LANDSCAPING 1356 S.F. ( LOT COVERAGE 11.63 % ) EGRESS EASEMENT 480 S.F. ( LOT COVERAGE 4.12 % ) AREA TABULATION 3798 GROSS SQUARE FEET FIRST FLOOR OFFICE 500 GROSS SQUARE FEET SECOND FLOOR STORAGE 4298 GROSS SQUARE FEET TOTAL 146 S.F. ENTRY PORCH 82 S.F. EXIT PATIO 120 S.F. UTILITY PATIO JURISDICTION CITY OF HERMOSA BEACH GOVERNING CODES BUILDING I.B.C 2006 INTERNATIONAL BUILDING CODE BUILDING C.B.C. 2007 CALIFORNIA BUILDING CODE ELECTRICAL C.E.C. 2007 CALIFORNIA ELECTRIC CODE PLUMBING C.P.C. 2007 CALIFORNIA PLUMBING CODE MECHANICAL C.M.C. 2007 CALIFORNIA MECHANICAL CODE ACCESSABILITY C.B.C. 2007 CALIFORNIA BUILDING CODE ENERGY C.B.C. 2007 CALIFORNIA ENERGY CODE FIRE C.B.C. 2007 CALIFORNIA FIRE CODE ORDINANCES ALL APPLICABLE CITY, COUNTY AND STATE. SHEET INDEX C1 COVER SHEET / SITE PLAN C2 SITE PLAN DETAILS C3 LINE OF SITE PLAN A1 FIRST FLOOR PLAN A2 SECOND FLOOR PLAN / CROSS SECTION A3 EXTERIOR ELEVATIONS A4 EXTERIOR ELEVATIONS A5 CROSS SECTION AND ROOF PLAN NOTE:ALL EXTERIOR SITE LIGHTING SHALL BE 90 DEGREE CUT OFF LIGHTS NOTE 1. ALL CONSTRUCTION SHALL CONFORM TO THE CURRENT EDITION OF THE CALIFORNIA BUILDING CODE AND ALL APPLICABLE CODES ORDINANCES AND REGULATIONS. 2. GENERAL CONTRACTOR TO VERIFY EXISTING CONDITIONS PRIOR TO CONSTRUCTION. 3. MICHAEL D. CARPENTER SHALL BE INFORMED IN WRITTING OF ANY DISCREPANCY PRIOR TO CONSTRUCTION. THE DISCHARGE OF POLUTANTS TO ANY STORM DRAINAGE SYSTEM IS PROHIBITTED, NO SOLID WASTE, PETROLEUM BY PRODUCTS, SOIL PARTICULATE, CONSTUCTION WASTE MATERIALS OR WASTE WATER GENERATED ON CONSTUCTION SITES OR BY CONSTRUCTION ACTIVITIES SHALL BE PLACED, CONVEYED OR DISCHARGED IN TO THE STREET, GUTTER OR STORM DRAIN SYSTEM. NOTE; THIS PROJECT SHALL COMPLY WITH THE 2007 EDITION OF THE CALIFORNIA BUILDING CODE PROSPECT AVE.VICINITY MAP NO SCALE SITE N S E W AVIATION BLVD. OCCUPANT LOAD LEGEND PER CBC 1004.1 TABLE 1004.1.1 OCCUPANCY GROUP B ROOM AREA / OCCUPANT LOAD FACTOR OCCUPANT LOAD OFFICE ( DENTAL ) 3798 SQUARE FEET / 100 38.00 STORAGE ( FILES ) 500 SQUARE FEET / 500 1.00 TOTAL 39.00 PER TABLE 1004.1.1 AN OCCUPANT LOAD MORE THAN 30 REQUIRES TWO EXITS PER TABLE 1005.1 REQUIRED EXIT WIDTH / OCCUPANT LOAD - 45.00 X .2 = TOTAL OF 9.00" OF REQUIRED EXIT DOOR WIDTH ( USE ONE 36" DOOR ) DESIGN REVIEW 5-14-09 PACIFIC COAST HIGHWAYPROPOSED TWO STORY 4298 S.F. DENTAL OFFICECORONA ENTRANCEEXISTING ADJACENT STRUCTURE( NOT A PART ) EXISTING ADJACENT STRUCTURE( NOT A PART ) EXISTING ADJACENT STRUCTURE( NOT A PART )OWOSSON B CONSTRUCTION MARC BISHOPCOMMERCIAL* INDUSTRIAL 4780-D CHINO AVE CELL (909) 732-2902 RESIDENTIALMEDICAL*DENTAL CHINO CA. 91710 OFF. (909) 465-5181FAX (909) 465-5184 THIS PLAN IS DESIGNED AS AN INSTRUMENT OF DESIGN BUILD CONSTRUCTION AND SHOULD ONLY BE USED UNDER THE DIRECT SUPERVISION OF NB CONSTRUCTION CONCRET E NEW TREE, DWARF CRAPE MYRTLE, SEE LANDSCAPING PLAN EXISTING STREET TREE, ( PALM ) NEW TREE, CRAPE MYRTLE SEE LANDSCAPING PLAN DENTAL 1072 AVIATION BLVD. HERMOSA BEACH, CA. CARPENTERDESIGNS@AOL.COM SURGICAL CENTERP/L 114.61'P/L 79.59'P/L 120.00' P/L 124.97 ' 1. ACCESSIBLE PATH OF TRAVEL 2. CONCRETE SIDEWALK 3. ACCESSIBLE SITE ENTRANCE SIGN, SEE DETAIL NO. 1 SHEET C 2 4. ACCESSIBLE PARKING SIGN, SEE DETAIL NO. 2 SHEET C 2 5. RAMP 8% MAX SLOPE 6. 12" GROOVED BORDER 7. 6' TALL, 8" CMU BLOCK WALL 7A. 3' TALL, 8" CMU BLOCK RETAINING WALL 7B. 3' TALL, 8" CMU BLOCK RETAINING WALL W/ 6' TALL WROUGHT IRON FENCE ABOVE8. CMU COLUMN9. STEEL SECURITY GATE 9A. 6' TALL WROUGHT IRON FENCE 10. LANDSCAPING 11. INFILTRATION POND, SEE GRADING PLAN 12. SWALE WITH NATIVE BUNCH GRASSES SUCH AS PURPLE NEEDLEGRASS OR DEERGRASS. 13. BOLLARD 14. VINE POCKET 15. ARBOR TO MATCH STRUCTURE 16. ARBOR TO MATCH STRUCTURE WITH MONUMENT SIGN BELOW 17. STEP OUT 18. BIKE RACK19. EXISTING CURB AND GUTTER 20. NEW 26' APPROACH 21. EXISTING APPROACH 22. 23. 24. PERMEABLE OPEN JOINTED CONCRETE PAVERS 25. SWALE, CONCRETE PAVERS 26. SQUARE, TRAFFIC RATED, IRON DRAIN GRATE, PRE CAST DRAIN BOX & PVC DRAIN PIPE THRU-CURB FACE 27. ENHANCED CONCRETE PAVING 28. CONCRETE CURB 29. TRASH ENCLOSURE 30. TRANSFORMER EXISTING A D J A C E N T M U L T I R E S I D E N T I A L , Z O N E R - 2 ( N O T A P A R T ) 1 SITE PLAN KEY NOTES 1 5 6 7A 7 7B 2 9 10 10 10 SWALE 1012 2019 28 28 28 156.5 FS 155.8 FS 158.42 FS 157.00 FF 154.18 FS 155.41 FS 164.0 NG 161.2 NG 158.0 FS 10 9 9 17 2 7 9A 9A 164.0 NG 163.5 TW 161.0 NG 163. NG 160.0 TW 8 9 10 11 12 13 14 15 16 17 18 19 2 3 4 5 6 7 COMPACT COMPACT COMPACT COMPACT COMPACT 27 27 29 9 9A28 30 28 3 1710 28 19 21 154.00 FS 26 25 24 27 28 2810 160.0 NG 7B 10 7B 13 2 1 10 28 28 17 9 9A28 18 EXISTING 6' X 80' INGRESS / EGRESS EASEMENTEXISTING 4' X 80' INGRESS / EGRESS EASEMENT6'4'18'9'23'18' 18'25'15'9'7'-6"54'-6" 27 6"14'14 10 28 28 10 C 2 SCALE: AS NOTED SITE PLAN DETAILS 8"1' - 0"80"3" CLRACCESSIBLE ENTRANCE INTERNATIONAL SYMBOL OF ACCESSIBILTY CHARACTER PROPORTION & HEIGHT (ADA) LETTERS AND NUMBERS SHALL HAVE A WIDTH TO HEIGHT RATIO BETWEEN 3:5 AND 1:1 AND A STROKE HEIGHT RATIO BEWTEEN 1:5 AND 1:10. CHARACTER HEIGHT SHALL BE 3 INCH MINIMUM. RAISED CHARACTER HEIGHT SHALL BE 1/32 INCH MINIMUM.DIRECTION TO ACCESSIBLE ENTRANCE 2" MINIMUM STEEL PIPE - PAINTED. FINISH GRADE OR FINISH SURFACE. 1' - 0" MIN. SQUARE CONCRETE PAD 18" THICK. ALL BUILDING ENTRANCES THAT ARE ACCESSIBLE TO PERSON WITH DISABLITIES SHALL BE IDENTIFIED BY AT LEAST ONE STANDARD SIGN AND WITH ADDITIONAL SIGNS AS REQUIRED TO BE VISIBLE TO PERSONS ALONG PEDESTRIAN WAYS. THE SIGN SHALL BE POSTED AT A MINIMUM HEIGHT OF 80" FROM BOTTOM OF THE SIGN TO FINISH GRADE. ACCESSIBLE VAN ACCESSIBLE 84"1' - 0"8"3" CLRPARKING FREE STANDINGINTERNATIONAL SYMBOL OF ACCESSIBILTY CHARACTER PROPORTION & HEIGHT LETTERS AND NUMBERS SHALL HAVE A WIDTH TO HEIGHT RATIO BETWEEN 3:5 AND 1:1 AND A STROKE HEIGHT RATIO BEWTEEN 1:5 AND 1:10. CHARACTER HEIGHT SHALL BE 3 INCH MINIMUM. RAISED CHARACTER HEIGHT SHALL BE 1/32 INCH MINIMUM.MINIMUM SIGN AREA SHALL BE 70 SQUARE INCHES 2" MINIMUM STEEL PIPE - PAINTED. FINISH GRADE OR FINISH SURFACE. 1' - 0" MIN. SQUARE CONCRETE PAD 18" THICK. ADDITIONAL SIGN AT VAN ACCESSIBLE SPACES 1/2" RADIUS, TYPICAL EACH PARKING SPACE RESERVED FOR PERSONS WITH DISABLITIES SHALL BE IDENTIFIED BY A REFLECTORIZED SIGN PERMANENTLY POSTED IMMEDIATELY ADJACENT TO AND VISABLE FROM EACH STALL OR SPACE CONSISTING OF A PROFILE VIEW OF A WHEEL CHAIR OCCUPANT IN WHITE ON A DARK BLUE BACKGROUND. SIGNS MAY BE CENTERED ON THE WALL AT THE INTERIOR END OF THE PARKING SPACE AT A MINIMUM HEIGHT OF 36 INCHES ABOVE THE PARKING SPACE FINISH GRADE GROUND OR SIDEWALK. 2 PARKING SIGNAGE ~ INDIVIDUAL STALLS 80"22"17"3" CLR2" MINIMUM STEEL PIPE - PAINTED. FINISH GRADE OR FINISH SURFACE. 1' - 0" MIN. SQUARE CONCRETE PAD 18" THICK. 1 PARKING SIGNAGE ~ SITE ENTRANCE NO PARKING MINIMUM SIGN AREA SHALL BE 70 SQUARE INCHES UNAUTHORIZED VEHICLES PARKED IN DESIGNATEDACCESSIBLE SPACES NOT DISPLAYING DISTINGUISHINGPLACECARDS OR LISCENSE PLATES ISSUED FOR PERSONSWITH DISABLITIES MAY BE TOWED AWAY AT OWNER'S EXPENSE.TOWED VEHICLES MAY BE CLAIMED AT _ _ _ _ _ _ _ _ _ _ _ _OR BY TELEPHONING _ _ _ _ _ _ _ _ _ _ _ _ _ _. TEXT AS FOLLOWING: ALL LETTERS SHALL NOT BE LESS THAN 1" IN HEIGHT WHITE LETTERS ON DARK BLUE BACKGROUND NOTE:SIGN HEIGHT, WHEN IN A PATH OF TRAVEL, SHALL BE POSTED AT A HEIGHT OF 80 INCHES FROM BOTTOM OF THE SIGN TO PARKING SPACE FINISH GRADE. 3 PARKING SIGNAGE ~ TO BUILDING ENTRANCE 25'-0" MAXIMUM10"6'-0"3" CLR4" MINIMUM STEELTUBE - PAINTED. FINISH GRADE OR FINISH SURFACE. CONCRETE FOOTING 6 PARKING LOT LIGHT POLE BASE PLATE COVER 4'-0" MIN.2'-6"( 4 ) 5/8" X 12' ANCHOR BOLTS 1 / 4 1 / 4 10"1 1/2" 1/2" X 10" X 10" STEEL BASE PLATE 3/4" DIAMETER HOLE 1 1/2" # 3 STIRRUPS AT 12" O.C. (6) # 5 VERTICAL BARS 2'-6" DIAMETER SEE DETAIL ON SHEET E 0.4 FORELECTRICAL CONDUIT CONNECTION SEE SHEET E 0.5 FOR LIGHT FIXTURE 90 DEGREE CUT OFF STYLE LUMINAIRES FRONT ELEVATION REAR ELEVATION SIDE ELEVATION SIDE ELEVATION BLOCK TRASH ENCLOSURE CONSTRUCT PER CITY STANDARD NUMBER 6" CONCRETE CURB DARK GRAY CONCRETE STEEL GATES, PAINT ILLUSTRATIVE ELEVATION SCALE: 1/4" = 1'-0"SCALE: 1/2" = 1'-0" SCALE: NONE SCALE: NONE SCALE: NONE ( 3 ) # 3 STIRRUPS AT A.B. (909) 621-4771 (909) 724-9572 FAX (909) 980-9483 BUILDING DESIGN SERVICES 2009 PORTERFIELD WAYSUITE A, UPLAND, CA. 91786 MICHAEL D. CARPENTER DRAWINGS ISSUED FOR: CARPENTER D E S I G N DESIGN REVIEW 2-9-09 N B CONSTRUCTION MARC BISHOPCOMMERCIAL* INDUSTRIAL 4780-D CHINO AVE CELL (909) 732-2902 RESIDENTIALMEDICAL*DENTAL CHINO CA. 91710 OFF. (909) 465-5181FAX (909) 465-5184 THIS PLAN IS DESIGNED AS AN INSTRUMENTOF DESIGN BUILD CONSTRUCTION ANDSHOULD ONLY BE USED UNDER THE DIRECT SUPERVISION OF NB CONSTRUCTION DENTAL 1072 AVIATION BLVD. HERMOSA BEACH, CA. CARPENTERDESIGNS@AOL.COM SURGICAL CENTER7'-0"9'-0" (909) 724-9572 FAX (909) 980-9483 BUILDING DESIGN SERVICES 2009 PORTERFIELD WAYSUITE A, UPLAND, CA. 91786 MICHAEL D. CARPENTER DRAWINGS ISSUED FOR: CARPENTER D E S I G N C 3 SCALE: 1" = 40'-0" LINE OF SITE PLAN LINE OF SITE APPROACHING PEDESTRIAN TRAFFIC LINE OF SITE APPROACHING VEHICULAR TRAFFIC CORONA AVE.OWOSSO AVE.OWOSSO AVE.PROSPE CT A VE.PROSPECT AVE.N B CONSTRUCTION MARC BISHOPCOMMERCIAL* INDUSTRIAL 4780-D CHINO AVE CELL (909) 732-2902 RESIDENTIALMEDICAL*DENTAL CHINO CA. 91710 OFF. (909) 465-5181FAX (909) 465-5184 THIS PLAN IS DESIGNED AS AN INSTRUMENT OF DESIGN BUILD CONSTRUCTION AND SHOULD ONLY BE USED UNDER THE DIRECT SUPERVISION OF NB CONSTRUCTION DESIGN REVIEW 2-9-09 DENTAL 1072 AVIATION BLVD. HERMOSA BEACH, CA. CARPENTERDESIGNS@AOL.COM SURGICAL CENTER (909) 724-9572 FAX (909) 980-9483 BUILDING DESIGN SERVICES 2009 PORTERFIELD WAYSUITE A, UPLAND, CA. 91786 MICHAEL D. CARPENTER DRAWINGS ISSUED FOR: CARPENTER D E S I G N A 1 SCALE: 1/4" = 1'-0" FLOOR PLAN N B CONSTRUCTION MARC BISHOPCOMMERCIAL* INDUSTRIAL 4780-D CHINO AVE CELL (909) 732-2902 RESIDENTIALMEDICAL*DENTAL CHINO CA. 91710 OFF. (909) 465-5181FAX (909) 465-5184 THIS PLAN IS DESIGNED AS AN INSTRUMENT OF DESIGN BUILD CONSTRUCTION AND SHOULD ONLY BE USED UNDER THE DIRECT SUPERVISION OF NB CONSTRUCTION DESIGN REVIEW 2-9-09 DENTAL 1072 AVIATION BLVD. HERMOSA BEACH, CA. CARPENTERDESIGNS@AOL.COM SURGICAL CENTER NOTE:MAIN EXIT DOORS SHALL BE OPENABLE FROMTHE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT CONCRETE SIDEWALKACCESSIBLE PATH OF TRAVEL8% MAX SLOPEBORDER12" GROOVED UP EQUIPMENT ROOM FILE ROOM IMPLANT CONSULTATION STORAGE BUSINESS OFFICE ADA COUNTERCHECK OUT ADA CHECK IN TREATMENT 1 TREATMENT 2 TREATMENT 3 TREATMENT 4DOCTOR OFFICE UNISEX RESTROOM MED GAS ADJUSTMENT ROOM CONSULTATION ROOM 1 CONSULTATION ROOM 2CONSULTATION ROOM 3FAMILY ROOM RECOVERY ROOM UTILITY PATIO UNISEX RESTROOM PANO X-RAY WAITING ROOM FIRST CONCRETE SIDEWALK 83'-10"1'-6"24'-0"27'-0"3'-0"STERILE JANITORIAL COMPUTER CHARTING U/C REFR.COFFEE BAR STAFF LOUNGE COPY FAX STORAGE SHELVES 53'-6"53'-6"55'-0"STORAGE ELECT. MAIN PANELEXIT PATIO 79'-0"4'-10" BIKE RACK 8 9 1 2 3 4 5 6 7 DN FILE STORAGE ROOM (909) 724-9572 FAX (909) 980-9483 BUILDING DESIGN SERVICES 2009 PORTERFIELD WAYSUITE A, UPLAND, CA. 91786 MICHAEL D. CARPENTER DRAWINGS ISSUED FOR: CARPENTER D E S I G N A 2 SCALE: 1/4" = 1'-0" SECOND FLOOR PLAN N B CONSTRUCTION MARC BISHOPCOMMERCIAL* INDUSTRIAL 4780-D CHINO AVE CELL (909) 732-2902 RESIDENTIALMEDICAL*DENTAL CHINO CA. 91710 OFF. (909) 465-5181FAX (909) 465-5184 THIS PLAN IS DESIGNED AS AN INSTRUMENT OF DESIGN BUILD CONSTRUCTION AND SHOULD ONLY BE USED UNDER THE DIRECT SUPERVISION OF NB CONSTRUCTION DESIGN REVIEW 2-9-09 DENTAL 1072 AVIATION BLVD. HERMOSA BEACH, CA. CARPENTERDESIGNS@AOL.COM SURGICAL CENTER 30'-0"30'-0"SECOND FLOOR PLAN ROOF ACCESS BUILT IN FILE CABINETSBUILT IN FILE CABINETSBUILT IN FILE CABINETSBUILT IN FILE CABINETSBUILT IN FILE CABINETSFILES FILES (909) 724-9572 FAX (909) 980-9483 BUILDING DESIGN SERVICES 2009 PORTERFIELD WAYSUITE A, UPLAND, CA. 91786 MICHAEL D. CARPENTER DRAWINGS ISSUED FOR: CARPENTER D E S I G N A 3 SCALE: 1/4" = 1'-0" DESIGN REVIEW 2-9-09 N B CONSTRUCTION MARC BISHOPCOMMERCIAL* INDUSTRIAL 4780-D CHINO AVE CELL (909) 732-2902 RESIDENTIALMEDICAL*DENTAL CHINO CA. 91710 OFF. (909) 465-5181FAX (909) 465-5184 THIS PLAN IS DESIGNED AS AN INSTRUMENTOF DESIGN BUILD CONSTRUCTION AND SHOULD ONLY BE USED UNDER THE DIRECT SUPERVISION OF NB CONSTRUCTION DENTAL 1072 AVIATION BLVD. HERMOSA BEACH, CA. CARPENTERDESIGNS@AOL.COM ELEVATIONS EXTERIOR SURGICAL CENTER 200 EXTERIOR ELEVATION KEY NOTES 201. ROOFING TO BE GAF CLASS "A" COMPOSITION SHINGLE, SLATE GRAY, INSTALL PER MFG.HIGH WIND SPECIFICATIONS. 202. ROOFING AT FLAT AREAS TO BE UL CLASS "A", BUILT UP ROOFING AS PER CBC. 1501.2 WITH COOL ROOF COATING. LIGHT GRAY. 203. 204. EXTERIOR WALL FINISH TO BE JAMES HARDIE, CEMENT FIBER SIDING, PAINT FINISH, LIGHT GRAY 205. 206. WINDOWS, WINDOW FRAME, 2" X 4 1/2" CENTER SET, ALUMINUM, CLEAR ANODIZED. 207. ENTRY DOOR TO BE FIBERGLASS, FINISH TO BE MOHAGANY STAIN 208. HARDWARE TO BE OIL RUB BRONZE. 209. 210. RAIN GUTTERS TO BE WHITE. 211. EXPOSED METALS AT WALLS TO BE FINISHED WITH DUNN EDWARDS, COLOR TO MATCH SIDING 212. FACIA TO BE R.S.2X4" WITH PAINT FINISH, WHITE . 213. 214. UTILITY ROOM DOOR TO BE FINISHED TO MATCH ENTRY DOOR 215. 216. 217. 218. SHEET METAL CAP WITH DRIP EDGE, 219. WOOD ACCENTS TO BE RESAWN, PAINT FINISH, WHITE 220. 2X4" WOOD ACCENT TO BE RESAWN, PAINT FINISH, WHITE 221. 222. 4X6" R.S. BENT BEAM 224. 225. COLUMNS TO BE SQUARE, TAPERED, S4S WOOD, COLOR TO BE WHITE 226. 227. 228. 229. 230. STONE VENEER, EL DORADO, WEATHER EDGE, COLOR TO BE DEERFIELD. ( ICC ES LEGACY REPORT, ER- 3568 )231. 232. R.S. CORBLES, PAINT FINISH, WHITE 233. 4X10" R.S. CORBLES, PAINT FINISH, WHITE 234. 235. 236. 237. 238. 239. 240. 8-8-16 CMU BLOCK 220 220 220 220 220 220 220 222 232 232 201 201 204 204 204 204232 233 RIGHT SIDE ELEVATION WEST, FACING PARKING LOT FRONT ELEVATION NORTH, FACING AVIATION BLVD. 240 225 230 232 232 233 POSEK, DONLEVY, AND YING 233233 233 233 233 233 233 220 220 233 DENTAL 1072 AVIATION BLVD. HERMOSA BEACH, CA. (909) 724-9572 FAX (909) 980-9483 BUILDING DESIGN SERVICES CARPENTERDESIGNS@AOL.COM 2009 PORTERFIELD WAYSUITE A, UPLAND, CA. 91786 MICHAEL D. CARPENTER DRAWINGS ISSUED FOR: CARPENTER D E S I G N A 4 SCALE: 1/4" = 1'-0" ELEVATIONS DESIGN REVIEW 1-9-09 N B CONSTRUCTION MARC BISHOPCOMMERCIAL* INDUSTRIAL 4780-D CHINO AVE CELL (909) 732-2902 RESIDENTIALMEDICAL*DENTAL CHINO CA. 91710 OFF. (909) 465-5181FAX (909) 465-5184THIS PLAN IS DESIGNED AS AN INSTRUMENTOF DESIGN BUILD CONSTRUCTION ANDSHOULD ONLY BE USED UNDER THE DIRECT SUPERVISION OF NB CONSTRUCTION EXTERIOR SURGICAL CENTER 200 EXTERIOR ELEVATION KEY NOTES 201. ROOFING TO BE GAF CLASS "A" COMPOSITION SHINGLE, SLATE GRAY, INSTALL PER MFG.HIGH WIND SPECIFICATIONS. 202. ROOFING AT FLAT AREAS TO BE UL CLASS "A", BUILT UP ROOFING AS PER CBC. 1501.2 WITH COOL ROOF COATING. LIGHT GRAY. 203. 204. EXTERIOR WALL FINISH TO BE JAMES HARDIE, CEMENT FIBER SIDING, PAINT FINISH, LIGHT GRAY 205. 206. WINDOWS, WINDOW FRAME, 2" X 4 1/2" CENTER SET, ALUMINUM, CLEAR ANODIZED. 207. ENTRY DOOR TO BE FIBERGLASS, FINISH TO BE MOHAGANY STAIN 208. HARDWARE TO BE OIL RUB BRONZE. 209. 210. RAIN GUTTERS TO BE WHITE. 211. EXPOSED METALS AT WALLS TO BE FINISHED WITH DUNN EDWARDS, COLOR TO MATCH SIDING 212. FACIA TO BE R.S.2X4" WITH PAINT FINISH, WHITE . 213. 214. UTILITY ROOM DOOR TO BE FINISHED TO MATCH ENTRY DOOR 215. 216. 217. 218. SHEET METAL CAP WITH DRIP EDGE, 219. WOOD ACCENTS TO BE RESAWN, PAINT FINISH, WHITE 220. 2X4" WOOD ACCENT TO BE RESAWN, PAINT FINISH, WHITE 221. 222. 4X6" R.S. BENT BEAM 224. 225. COLUMNS TO BE SQUARE, TAPERED, S4S WOOD, COLOR TO BE WHITE226. 227. 228. 229. 230. STONE VENEER, EL DORADO, WEATHER EDGE, COLOR TO BE DEERFIELD. ( ICC ES LEGACY REPORT, ER- 3568 ) 231. 232. R.S. CORBLES, PAINT FINISH, WHITE 233. 4X10" R.S. CORBLES, PAINT FINISH, WHITE 234. 235. 236. 237. 238. 239. 240. 8-8-16 CMU BLOCK LEFT SIDE ELEVATION EAST, FACING ADJACENT COMMERCIAL PROPERTY REAR ELEVATION SOUTH, FACING MULTI-FAMILY RESIDENTIAL 232 201 201 201 201 220 220 220 204 204 204204 204 240 240 233 233 233 233 233 233 (909) 724-9572 FAX (909) 980-9483 BUILDING DESIGN SERVICES 2009 PORTERFIELD WAYSUITE A, UPLAND, CA. 91786 MICHAEL D. CARPENTER DRAWINGS ISSUED FOR: CARPENTER D E S I G N A 5 SCALE: 1/4" = 1'-0" N B CONSTRUCTION MARC BISHOPCOMMERCIAL* INDUSTRIAL 4780-D CHINO AVE CELL (909) 732-2902 RESIDENTIALMEDICAL*DENTAL CHINO CA. 91710 OFF. (909) 465-5181FAX (909) 465-5184THIS PLAN IS DESIGNED AS AN INSTRUMENT OF DESIGN BUILD CONSTRUCTION AND SHOULD ONLY BE USED UNDER THE DIRECT SUPERVISION OF NB CONSTRUCTION DESIGN REVIEW 2-9-09 DENTAL 1072 AVIATION BLVD. HERMOSA BEACH, CA. CARPENTERDESIGNS@AOL.COM SURGICAL CENTER CROSS SECTION 220 201 201 204 204 232 233 233 233 CROSS SECTION "A" CONSULTATION ROOM 2CONSULTATION ROOM 3CONSULTATION ROOM 4 RECOVERY ROOM RECOVERY ROOM ELECTRICAL ROOMWAITING ROOM HALL FILE STORAGE ROOM A/C 10'-0"12'-0"3'-0"2'-0"3'-0"15'-0"TOP OF PARAPET, FIRST FLOOR TOP OF ROOF SHEATHING, FIRST FLOOR BOTTOM OF TRUSS, FIRST FLOOR CEILING, FIRST FLOOR10'-0"18'-0"15'-0"30'-0"9'-0"CEILING, FIRST FLOOR 1 May 4, 2009 Honorable Chairman and Members of the Regular Meeting of Hermosa Beach Planning Commission May 19, 2009 SUBJECT: TEXT AMENDMENT MODIFYING SIGN REGULATIONS RELATING TO TEMPORARY SIGNS Recommendation: Adopt the attached resolution for TEXT 09-1 recommending the City Council adopt an ordinance amending the regulations for temporary signs. Background: The City Council on April 14, 2009 directed the Planning Commission to review the sign ordinance as it pertains to temporary signs to more carefully regulate the placement, size, duration as it applies to single tenant structures and multi-tenant commercial buildings with no single property or group of properties being allowed to display more than three banner signs per year. Analysis: The intent of the sign code is to "promote and maintain the attractiveness, orderliness and dignity of the city's appearance, to preserve property values, and to protect the welfare of citizens through the regulation of signs without impairing the ability of its citizens and businesses to carry out their normal functions." To evaluate whether and how the temporary sign regulations in H.B.M.C. Section 17.50.210 should be modified, it is useful to review the current code provisions to determine the degree to which regulatory gaps, ambiguities or lack of enforcement might contribute to the proliferation of temporary signs. This review is therefore included as part of the analysis. A comparison of regulations for adjacent cities has also been provided in Attachment 4. Location: Temporary signs are allowed in C-1, C-2, C-3, R-P and M zones, and specific plan areas that derive their sign regulations from those zones. Temporary signs are not allowed in residential zones; all signs in the OS zone, including temporary signs, require Planning Commission review. Staff advises that the temporary sign provisions (Section 17.50.210) could be made clearer by referencing the applicable zones within that section, which in turn supports enforcement. Banner signs: The City Council has expressed concern with banner signs, which are classified under the sign code as temporary signs, particularly the number of banner signs that multi-tenant sites may have.1 Staff notes that the Code regulates temporary real estate and construction signs under a different provision of the Code and these signs are not included in purview of temporary signs. One real estate sign and one construction sign are allowed per site2 in all zones. In the C-1 and C-2 zones these signs are each limited to 25 square feet in area per street frontage. In the C-3 zone, size is calculated as a portion of the permanent sign area. One nonilluminated real estate sign does not require a sign permit; construction signs require a sign permit. It is possible that some of the sign clutter in the City and the negative image it 1 Temporary signs include "any sign, banner, valance or identification display constructed of cloth, canvas, fabric, cardboard, wallboard or other materials, with or without frames, intended to be displayed for a limited period of time only" (Section 17.50.030). "Permanent sign" means any sign which is not classed as a temporary sign. 2 "Site" means any separate parcel of property as shown on the assessor's maps. Shopping centers and two or more contiguous parcels occupied by one tenant, business or enterprise are considered one parcel. 2 produces is the result of illegal real estate signs in this high inventory real estate market. More vigilant enforcement would remedy this problem and improve the appearance of the city. The code could be amended to limit the total number of temporary, real estate and construction signs and to clarify under what provisions of the code real estate and construction signs are governed. Allowable area, number and duration: The relationship of sign area, number and duration is important in addressing sign clutter and safety, and whether any single or multi-tenant commercial building should be restricted to three banner signs per year. The code regulates as follows: Allows temporary signs in addition to permanent signs, real estate and construction signs. The allowable area for temporary signs cannot exceed 40% of permanent sign area (i.e., 40% of the lineal feet of building frontage for each business3). In any case, the code allows a temporary sign of 20 square feet in area, and up to 100 square feet maximum area. The code does not limit the number of temporary signs on a site at any one time. The total duration for all temporary signs for any business is 90 days per calendar year. Allowable area and duration of temporary signs is calculated per business. The Code allows temporary signs for 'one-time grand opening promotional events' to exceed the allowable area for temporary signs, provided that use of such signs is part of the total 90 days per year allotted to temporary signs per business. Real estate and construction signs are limited to one of each; a sign permit is not required for real estate signs. Staff has identified a number of issues regarding the current code. The code is unclear regarding whether 100 square feet is the cumulative total for temporary signage per business, or whether 100 square feet is the maximum for a single sign. The code is unclear whether temporary signs are restricted to the same locations on buildings or sites as are permanent signs. The applicable zoning districts restrict signs to no more than 25 percent of the walls they occupy. In addition, the C-1 zone does not allow signs to be attached to a parapet wall, roof, or ridge line of a building two stories or higher. Signs on buildings cannot be located higher than 28 feet. The code does not specify the number of signs that could be posted by a business at one time, or sequentially, within the 90 day limit, as long as the allowable sign area is not exceeded. Grand opening promotional event signs could be restricted by placing limitations on size, proportion or number. Real estate and construction signs are regulated in each zone, but the definitions are ambiguous as to whether the temporary sign regulations also apply. 3 Where more than one business or entity is located on any one site, sign area is calculated separately for each entity or business according to its amount of building frontage. Where a business is abutted by more than one street, building frontage is the sum of the primary building frontage, plus one-half the secondary building frontage, provided the secondary frontage has a building entrance/exit open to the public during business hours. Sign area based on the secondary frontage may be used on the secondary frontage only. Businesses fronting only on a parking lot or other public use way may use the building side facing such public way as the building frontage. However, only one such building side may be considered building frontage. 3 Regulating the number and duration of temporary signs per business requires tracking signs for each business by address. Regulating temporary signs per site or building poses a greater administrative burden on the city in linking multiple signs with buildings, sites and addresses, and poses a challenge for individual tenants on large sites (such as Park Pacific, 1100 Pacific Coast Highway) who compete for temporary signage on a 'first come-first served' basis. In addition, allowed signage is based on lineal feet of building frontage for each business, such that regulating some aspects per business and some per site increases confusion. Proposal Options: Several options to comprehensively address visual clutter include: 1. Requiring temporary signs to be located on buildings or walls only, thereby eliminating the potential for signs to 'crop up' in landscaped areas, etc. 2. Prohibiting temporary signs attached to or covering any existing sign (except temporary signs posted due to a change in business name), to prevent sign confusion and potential for signs that move. 3. Prohibiting more than one temporary sign per business per frontage at any one time 4. Restricting temporary signs to less than 25 percent of wall area (in total, or for each sign) Limiting temporary signs to 3 per site4 in the case of multi-tenant sites may not be necessary in order to prevent clutter if most of the above provisions are adopted and real estate sign regulations are enforced. Businesses are more likely to comply if regulations are simple to understand and provide 'equal opportunity' for advertising. Additional options for restricting temporary signs (excludes real estate and construction signs): 5. Limit signs to 3 per business or detached building or site4 per year; total duration of all temporary signs remains 90 days. 6. Requiring a sign program approved by community development director or planning commission to comprehensively regulate temporary signs on multi-tenant buildings or multi-tenant sites or multi-tenant sites over one acre to specify here and how space on the site will be allocated; total temporary sign area remains 40% of total building frontage, maximum size of any sign is 100 square feet, total duration of all temporary signs is increased to 120 days per year. Property owners of multi-tenant sites would be responsible for incorporating coordinated sign regulations into their lease agreements. Other standards: The sign provisions for each applicable zone, and general sign provisions under Maintenance, Design and Construction, Prohibited Signs (17.50.050, 17.50.070, 17.50.080) and other sections apply to temporary signs unless otherwise stated. The relationship of the temporary sign provisions to the sign code's general provisions and zoning district-specific regulations could be clarified. Proposed Amendment: The following proposal addresses the issues above, by reducing visual clutter and obtrusiveness which overwhelms the surroundings and provides clarity. This will create an environment with equal 4 'Site' as defined means any separate parcel of property as shown on the assessor's maps; wherein shopping centers and two or more contiguous parcels occupied by one tenant, business or enterprise are considered one parcel. 4 opportunity for businesses to advertise, without 'visual chaos' which can overwhelm permanent signs, convey a message of economic depression and degrade surrounding property values.5 17.50. 210 Temporary signs. Temporary signs are allowed in addition to permanent signs subject to the following criteria: A. Applications. An application for a temporary signs shall be in writing on a form furnished by the building official. Such application shall contain the location of the proposed temporary sign, name, address and telephone number of the business owner, and written permission to enter the subject property for the purpose of removing any temporary signs that remain displayed after the expiration date. The building official may affix to each approved sign a sticker displaying the permit number and expiration date. B. Zoning district applicable. Temporary signs shall be permitted in the C-1, C-2, C-3, R-P and M Zoning districts, and specific plan areas that derive sign regulations from one of those zones. C. Location, number and area. 1. Each business, entity or tenant space shall display a maximum of one (1) temporary sign per building frontage at any time. 2. A. Allowable Area. The allowable area for one or more temporary signs shall not exceed forty (40) percent of the allowable area for permanent signs; provided, that in any case a one temporary sign of twenty (20) square feet in area shall be allowed, no temporary sign shall exceed one hundred (100) square feet of area shall be the maximum area, and no temporary sign shall cover more than twenty-five (25) percent of the wall or façade it occupies or is placed upon. 3. Sign area calculated based on the secondary frontage shall be used on the secondary frontage only, provided that businesses, entities or tenant spaces fronting only on a parking lot or other public use way may use the building side facing such public way as the building frontage to display the sign. Only one such building side shall be considered building frontage. 4. Temporary signs shall be attached to buildings, walls or fences, or similar permanent structures, unless the community development director determines such location is impractical. Temporary signs shall not be attached to, cover, or partially cover, any existing sign (except temporary signs posted due to a change in business name) or its supporting elements. D. Height. No temporary sign affixed to a building shall be attached to, or exceed the height of, any parapet wall or roof on that building, and no temporary sign on a two or more story building shall exceed twenty-eight (28) feet in height. C. Applications. An application for a temporary sign shall be made in writing on forms furnished by the building official. Such application shall contain the location of the proposed temporary sign, as well as the name and address of the business owner. The building official shall obtain written permission from the applicant to enter the subject property for the purpose of removing any temporary signs which remain displayed after their expiration date. 5 For examples of effective signage see: http://www.community-insights.com/images/JGSC_LISC_Nov06.pdf . 6 ATTACHMENT 1 RESOLUTION NO. 09-___ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH RECOMMENDING CITY COUNCIL APPROVAL OF A ZONE TEXT AMENDMENT TO THE MUNICIPAL CODE REGARDING REGULATIONS FOR TEMPORARY SIGNS. The Planning Commission hereby resolves and orders as follows: Section 1. The Planning Commission of the City of Hermosa Beach held a duly noticed public hearing on May 19, 2009 to consider amending Section 17.50.210 of the Municipal Code to clarify and impose additional restrictions on temporary signs (Text Amendment 09-1), at which time a Staff Report, and testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 2. The proposed amendment is consistent with the General Plan Design Element Program 3 (eliminate garish or degrading signs) and general intent to maintain the vitality of the city's business districts, and the purposes of the sign code to maintain the attractiveness, orderliness and dignity of the city's appearance, preserve property values, and reduce interference with official signs Section 3. The proposed amendment is exempt from the California Environmental Quality Act under Section 15061(b)(3) of Title 14 of the California Code of Regulations on the basis that the amendment is a clarification of existing regulations on temporary signs and will more effectively regulate the location, size, height, and other elements associated with temporary signs in order to reduce visual clutter and obtrusiveness and increase safety. Section 3. The Planning Commission hereby recommends City Council approval of the following amendment to the Hermosa Beach Municipal Code: 17.50. 210 Temporary signs. Temporary signs are allowed in addition to permanent signs subject to the following criteria: A. Applications. An application for a temporary signs shall be in writing on a form furnished by the building official. Such application shall contain the location of the proposed temporary sign, name, address and telephone number of the business owner, and written permission to enter the subject property for the purpose of removing any temporary signs that remain displayed after the expiration date. The building official may affix to each approved sign a sticker displaying the permit number and expiration date. B. Zoning district applicable. Temporary signs shall be permitted in the C-1, C-2, C-3, R-P and M Zoning districts, and specific plan areas that derive sign regulations from one of those zones. C. Location, number and area. 1. Each business, entity or tenant space shall display a maximum of one (1) temporary sign per building frontage at any time. 2. Allowable Area. The allowable area for one or more temporary signs shall not exceed forty (40) percent of the allowable area for permanent signs; provided, that in any case a one temporary sign of twenty (20) square feet in area shall be allowed, no temporary sign shall exceed one hundred (100) square feet of area, and no temporary sign shall cover more than twenty-five (25) percent of the wall or façade it occupies or is placed upon. 7 3. Sign area calculated based on the secondary frontage shall be used on the secondary frontage only, provided that businesses, entities or tenant spaces fronting only on a parking lot or other public use way may use the building side facing such public way as the building frontage to display the sign. Only one such building side shall be considered building frontage. 4. Temporary signs shall be attached to buildings, walls or fences, or similar permanent structures, unless the community development director determines such location is impractical. Temporary signs shall not be attached to, cover, or partially cover, any existing sign (except temporary signs posted due to a change in business name) or its supporting elements. D. Height. No temporary sign affixed to a building shall be attached to, or exceed the height of, any parapet wall or roof on that building, and no temporary sign on a two or more story building shall exceed twenty-eight (28) feet in height. E. Duration of Display. The total duration of display for all temporary signs for any business, entity or tenant space shall not exceed ninety (90) days during any calendar year. F. Other Standards. Temporary signs shall comply with Section 17.50.080(A) (Prohibited Signs), Section 17.50.070(B) (Projections and Clearance), and all other laws and codes as necessary to protect the public health and safety as determined by the community development director. In addition, temporary signs shall not obscure any other sign, shall be securely fastened to prevent a hazard, and shall be maintained in good repair. G. Exception to Regulations. 1. The requirements of this section shall not apply to temporary political signs, or to temporary real estate signs, or temporary construction signs. 2. Exception for Temporary Window Signs. The requirements of subsections A and C of this section shall not apply to temporary window signs of less than ten (10) square feet. 3. Exception for Grand Openings. The requirements of subsections C of this section shall not apply to one-time grand opening promotional events signifying a new business or change in ownership or management, provided that no single sign shall exceed one hundred (100) square feet in area or cover more than fifty (50) percent of a wall or façade it occupies or is placed upon. Further, signs otherwise not allowed by this chapter such as flags, pennants and balloons, but excluding other inflatable objects, may be permitted in conjunction with a promotional grand opening, but shall not be subject to subsection C of this section. PASSED, APPROVED AND ADOPTED this ____ day of ______________, 2009, by the following vote: AYES: NOES: ABSENT: ABSTAIN: CERTIFICATION I hereby certify that the foregoing Resolution P.C. 09-___ is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at their regular meeting of _________, 2009. __________________________ ___________________________ Ron Pizer, Chairman Ken Robertson, Secretary __________________________ Date 8 Attachment 2 - Comparison of Temporary Sign Regulations Criteria HERMOSA BEACH - EXISTING HERMOSA BEACH - PROPOSED Manhattan Beach Redondo Beach Torrance Sign Permit required Yes Yes Yes Yes Yes Size 40% of permanent sign area (1 sf of building frontage) min. 20 sf max. 100 sf 40% of permanent sign area (1 sf of building frontage) min. 20 sf max. 100 sf max. 25% wall coverage total area: 1 sf/ lineal ft of leased tenant frontage min: 20 sf max: 48 sf cumulative max: 80 sf max 60 sf per banner total area: 1 sf/ lineal ft of leased tenant frontage min: 20 sf max: 100 sf / 50% building frontage in width 60 sf area for buildings at propertyline / plus 1 sf per 10' back from propertyline In addition to permanent signs? Yes Yes Yes Yes Yes Number no limit (regulated by sign area) 1 sign per business/ tenant space per frontage 1 sign per tenant space per frontage no limit (regulated by sign area) no limit (regulated by sign area) Duration 90 days/calendar year 90 days/calendar year 90 days/calendar year 2 permits/year, 30 days each 90 days Large commercial sites no special regulations no special regulations sign program required on sites 2+ acres; max duration 120 days /yr for all signs in program no special regulations no special regulations Other attach to building or wall if feasible unnecessary repetition, redundancy or proliferation of signage not allowed affix to building or wall if feasible cash deposit required to ensure removal building wall beneath roof line if feasible cash deposit $250 required to ensure removal 9 Attachment 3 10 Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach JUNE 16, 2009 Project Title Staff Public Notice Meeting Date Date Rec’d Remarks ⇒ 2nd Qtr GPA 6/4 6/16 ⇒ 1081, 1085 & 1087 Aviation Blvd—PDP & Parking Plan for a three-story 40-room hotel with 2 levels of parking containing 42 parking spaces with 32 of the 40 required spaces in tandem to be managed with 24-hour valet parking service and to allow greater than 30% compact parking. & Neg. Dec. (cont’d from 1/20 & 3/17/09 P.C.). EC 6/4 6/16 3/18 The applicant has requested continuance to July 21, 2009 meeting. ⇒ Text Amendment to allow small wind energy systems as a conditional use in all zones, and to allow said systems to exceed the height limit, subject to standards, and adoption of Neg. Dec. 6/4 6/16 4/29 Per 3-17-09 P.C. action. ⇒ PDP/Planned Development for Hermosa Beach Restrooms Replacement/Rehabilitation Project (Project No. CIP 99-631) to replace three 630-sq. ft public restroom facilities with three 560 sq. ft. facilities, including demolition, grading, construction, installation of wastewater holding tanks and related utility hookups, landscaping and lighting located southwest of the intersection of The Strand with 22nd, 14th and 2nd Streets. 6/4 6/16 4/29 ⇒ Housing Element update (P.H.) ? 6/4 6/16 5/4 ⇒ 906-910 Hermosa Avenue—Request for a 1-year extension for a CUP, PDP & Parking Plan. 6/16 5/11 ⇒ 1818 Monterey Blvd, St. Cross Episcopal Church-- Sign variance 6/4 6/16 5/12 ⇒ 1852 Rhodes Street—Lot Line Adjustment 6/16 5/14 F:b93\cd\wpc - future agenda 11a 1 CITY OF HERMOSA BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION MARCH, 2009 MONTHLY REVENUE REPORT NUMBER OF PERMITS TYPE OF ACTIVITY CURRENT MONTH THIS MONTH LAST FY FY TO DATE LAST FY TO DATE BUILDING 59 48 409 467 PLUMBING/MECHANICAL 32 44 276 350 ELECTRIC 26 32 202 270 PLAN CHECK 19 20 157 213 SEWER USE 0 1 6 3 RES. BLDG. REPORTS 8 21 90 134 PARKS & RECREATION 0 1 1 1 IN LIEU PARKS & REC 0 0 2 5 BOARD OF APPEALS 0 0 0 2 SIGN REVIEW 5 2 20 26 FIRE FLOW FEES 4 5 54 58 LEGAL DETERMINATION 0 0 0 0 ZONING APPEALS 0 0 0 0 TEMPORARY SIGN 1 1 9 8 COMMERCIAL INSPECTION 0 0 0 0 TOTALS 154 175 1,226 1,537 FEES COLLECTED TYPE OF FEE CURRENT MONTH THIS MONTH LAST FY FY TO DATE LAST FY TO DATE BUILDING $23,707.55 $34,502.02 $265,730.40 $335,852.71 PLUMBING/MECHANICAL $5,954.00 $9,344.00 $45,816.50 $62,538.00 ELECTRIC $3,825.40 $6,796.00 $42,943.70 $52,759.80 PLAN CHECK $12,397.30 $29,717.97 $125,189.50 $268,418.92 SEWER USE $0.00 $1,910.00 $18,478.90 $4,873.00 RES. BLDG. REPORTS $1,944.00 $4,977.00 $21,738.60 $31,268.00 PARKS & RECREATION $0.00 $3,500.00 $3,500.00 $3,500.00 IN LIEU PARKS & REC $0.00 $0.00 $21,192.00 $91,768.00 BOARD OF APPEALS $0.00 $0.00 $0.00 $1,004.00 SIGN REVIEW $1,230.00 $480.00 $4,878.00 $6,142.00 FIRE FLOW FEES $2,261.50 $5,821.00 $58,535.50 $58,504.50 LEGAL DETERMINATION $0.00 $0.00 $0.00 $0.00 ZONING APPEALS $0.00 $0.00 $0.00 $0.00 TEMPORARY SIGN $255.00 $249.00 $2,271.00 $1,962.00 COMMERCIAL INSPECTION $0.00 $0.00 $0.00 $0.00 TOTALS $51,574.75 $97,296.99 $610,274.10 $918,590.93 2 CITY OF HERMOSA BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION BUILDING PERMITS ISSUED REPORT MONTH OF MARCH, 2009 TYPE OF STRUCTURE PERMITS DWELLING UNITS VALUATION 1 101 NEW SINGLE FAMILY HOUSES DETACHED 1 1 $572,268.45 2 102 NEW SINGLE FAMILY HOUSES ATTACHED 3 103 NEW TWO FAMILY BUILDINGS 4 104 NEW 3 OR 4 FAMILY BUILDINGS 5 105 NEW 5 OR MORE FAMILY BUILDINGS 6 213 NEW HOTELS/MOTELS 7 214 NEW OTHER NON HOUSEKEEPING 8 318 NEW AMUSEMENT & RECREATION 9 319 NEW CHURCHS/OTHER 10 320 NEW INDUSTRIAL BUILDINGS 11 321 NEW PARKING GARAGES. 12 322 NEW SERVICE STATIONS/REPAIR GARAGES 13 323 NEW HOSPITALS/OTHER INSTITUTIONAL 14 324 NEW OFFICES/BANKS 15 325 NEW PUBLIC WORKS/UTILITY BUILDINGS 16 326 NEW SCHOOLS/OTHER EDUCATIONAL 17 327 NEW STORES/OTHER MERCH BLDGS. 18 328 NEW OTHER NON RESIDENTIAL BUILDINGS 19 329 NEW STRUCTURES OTHER THAN BUILDING 20 434 ADD/ALTER DWELLING/POOLS 45 $492,448 21 437 ADD/ALTER NON RESIDENTIAL 9 $31,200 22 438 RESIDENTIAL GARAGES/CARPORTS 23 645 DEMOLITION-SINGLE FAMILY HOUSES 24 646 DEMO 2-FAMILY BUILDINGS 25 647 DEMO 3-4 FAMILY BUILDINGS 26 648 DEMO 5+ FAMILY BUILDINGS 27 649 DEMO ALL OTHER BUILDINGS 55 $1,095,916.56 TOTAL UNITS ADDED FY 2008-09 TO DATE: 20 TOTAL UNITS DEMOLISHED/LOST FY TO DATE: 18 (See Attached List) TOTAL NET UNITS FY TO DATE: 2 FY 2006-07 FY 2007-08 Total New Dwelling Units: 50 Total New Dwelling Units: 56 Total Demolished Units: 29 Total Demolished Units: 66 Net Units: 21 Net Units: -10 3 Dwelling Units Demolished/Lost as of March, 2009 ADDRESS TYPE PERMIT DATE PERMIT NO. NO. OF UNIT 352 28th Street SFR 7/3/08 B08-315 1 2054 Manhattan Avenue SFR 7/8/08 B08-323 1 2117 Power Street SFR 7/24/08 B08-350 1 2826 The Strand SFR 7/24/08 B08-352 1 670 Longfellow Avenue Converting a Duplex to SFR 7/29/08 B08-221 1 628 Gould Avenue SFR 8/21/08 B08-387 1 2438 Palm Drive SFR 8/25/08 B08-391 1 457 31st Street SFR 9/18/08 B08-441 1 312 The Strand Duplex 10/27/08 B08-499 2 421 Monterey Blvd. Triplex 12/9/08 B08-567 3 1920 Springfield Avenue SFR 12/23/08 B08-580 1 1120 8th Street SFR 12/31/08 B08-588 1 726 Prospect Avenue 2 Units on Lot 12/31/08 B08-589 2 2021 Monterey Blvd. SFR 1/27/09 B09-28 1 Total Units Demolished 18 4 April 9, 2009 HONORABLE MAYOR and MEMBERS of Regular Meeting of HERMOSA BEACH CITY COUNCIL April 28, 2009 ACTIVITY REPORT COMMUNITY DEVELOPMENT DEPARTMENT - PLANNING DIVISION MARCH, 2009 STAFF REPORT PREPARED SUBJECT THIS MONTH THIS MONTH LAST FY FY TO DATE LAST FY TO DATE APPEAL / RECONSIDERATION 1 2 6 6 CONDITIONAL USE PERMIT (C.U.P.) - CONDOMINIUMS 1 0 2 3 CONDITIONAL USE PERMIT (C.U.P.) - COMMERCIAL 0 0 5 6 C.U.P./PRECISE DEVELOPMENT PLAN AMENDMENT 0 0 5 3 CONDITIONAL USE PERMIT MODIFICATION/REVOCATION 0 0 2 1 CONDITIONAL USE PERMIT/MAP EXTENSION 2 0 3 5 ENVIRONMENTAL IMPACT REPORT 0 0 1 0 FINAL MAP 0 0 6 5 GENERAL PLAN AMENDMENT 0 0 0 1 HEIGHT LIMIT EXCEPTION 0 0 0 0 LOT LINE ADJUSTMENT 0 0 0 1 NONCONFORMING REMODEL 0 0 0 0 PRECISE DEVELOPMENT PLAN 1 1 3 2 PARKING PLAN 0 0 0 3 SPECIAL STUDY 0 0 0 2 VESTING TENTATIVE PARCEL MAP 0 1 0 2 TEXT AMENDMENT 2 1 19 10 TRANSIT 0 0 0 1 VARIANCE 0 1 1 6 ZONE CHANGE 0 1 0 1 MISCELLANEOUS 6 5 43 59 TOTAL REPORTS PREPARED 13 12 96 117 NOTE: A staff report may be written for one or more of the items listed above, but it will be listed and counted only once. Easy Reader Run Date: May 7, 2009 DISPLAY Acct: 7010-2110 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public hearing on Tuesday, May 19, 2009, to consider the following: 1. Precise Development Plan for a two-story dental clinic (surgery center) consisting of approximately 4,298 square feet and a Parking Plan for a reduced parking requirement based on the proposed specialized use as a dental surgical facility rather than a general practice dental clinic at the current animal hospital site at 1072, 1078 and 1080 Aviation Boulevard (continued from the March 17 and April 21, 2009 meetings). 2. Conditional Use Permit Amendment to extend hours of operation of restaurant with on-sale general alcohol beverage service and live entertainment from 12 midnight daily and 2:00 a.m. New Years’ Eve to 1:00 a.m. the following morning Thursday, Friday and Saturday nights and Memorial Day, Labor Day, Fourth of July and various Federal and State holidays extend at 73 Pier Avenue, Mediterraneo Restaurant (continued from the April 21, 2009 meeting). 3. Request to amend the legal determination that three units are legal nonconforming, with respect to the specific condition requiring conversion of the illegal fourth unit (‘Unit C”) to an enclosed garage space, at 831 8th Street. 4. Conditional Use Permit for a music studio comprising 2,265 square feet offering private and small group instruction, and a Parking Plan to determine parking requirement and if the shared off-street parking is adequate at 300 Pacific Coast Highway. 5. Text amendment modifying sign regulations relating to temporary signs. SAID PUBLIC HEARING 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 this hearing 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, May 14, 2009, 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 any 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, May 14, 2009, at the Hermosa Beach Police Department, Public Library, and, on the City’s web site at www.hermosabch.org. Relevant Municipal Code sections are also available on the web site. Ken Robertson, Director Community Development Department f:95\cclerk\legads\display\2009\planning\pc05-19-09