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HomeMy WebLinkAboutPC Resolution 18-14 - Parking Amendment (2420 PCH)The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: applicationSection 1. An Foursquare Gospel) on June 21, 2016, requesting approval of Parking Plan amendment 17-3 to authorize shared parking via use of the aggregate total of 359 parkinga church administration office building a 2306 Pacific Highway,. at 2420 Pacific Coast Highway, the Lazy Acres Natural Market at 25 10 Pacific Coast Highway and the church annex building at 950 Artesia Boulevard. The Planning Commission conducted duly noticed public hearings on November 15, 2016 and April 18, 2017, to consider a request for shared parking between the church administration office building (2306 PCH), Hope Chapel (2420 iLazyAcresannex building an.. April 18, 2017, the Planning Commission approved Parking Plan 16-7 (PC Resolution 17-14) authorizing shared parking between the church administration office building (2306 PCH), Hope Chapel (2420 PCH), Lazy Acres (25 10 PCH) and the church annex building (950 Artesia Blvd.) for s total of 358 o' parking spaces. Chapel expansion the church has submitted a request to modify the Parking Plan. Planning Section 2. The ;,„hearings to consider the application on April 17, 2018 and May 15, 8 , at which time testimony and evidence, both oral and written, was presented to and considered by the Planning Commission. Section 3. Pursuant to the California Environmental Quality Act, the project is categorically exempt from the California Environmental Quality Act as it meets all of the criteria for In -fill Development Projects defined in CEQA Section 15332 because: 1. The project is consistent with applicable General Plan designation and policies as well as applicable #;,designationregulations; 2. The proposed development a projecta,. five 4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and 5. The site can be adequately served by all required utilities and public services because this is an existing church use that is expanding and all utilities have capacity for the increased use. The project is conditioned to require the applicant demonstrate through a Will Serve letter from CalWater, or other solution prepared by a registered engineer and to the satisfaction of the City's Public Works Department and the Los Angeles County Fire Department, that the water system can adequately serve the site. Section 4. Based on the testimony and evidence received, the Planning Commission makes the following factual findings pertaining to the application for a Parking Plan amendment pursuant to Hermosa Beach Municipal Code Section 17.44.210: The applicant proposed a shared parking approach with the subject property at 2420 PCH as well as surrounding applicant -owned properties at 2306, 25 10 PCH and 950 Artesia Blvd to provide a total aggregate of 359 on -site parking spaces, and submitted an Updated Parking Analysis dated May 3, 2018 (attached as Exhibit A) prepared by a qualified traffic/parking consultant, which was peer -reviewed by the City's traffic/parking consultant. The City's consultant concurred with the conclusion of the Parking Analysis which indicates that the shared parking approach with a total aggregate of 359 on -site parking spaces provided by the aforementioned properties is adequate to support the peak weekday (318 spaces) and peak weekend (341) parking demand. Parking at 23 06-25 10 PCH and 95 0 Artesia Blvd. is internally connected so that people can move from one shared parking lot to another without re -accessing the public streets. The applicant has acknowledged an easement whereby 2200 Pacific Coast Highway may use 25 to 40 spaces, Monday through Friday from 7am to 6pm. Even if those spaces are used, parking is adequate as shown by the Parking Study because there would be a surplus of parking of at least 113 spaces during that time. A total of 293 shared parking spaces will be provided between Hope Chapel (2420 PCH), th's Hope Chapel administration office building (2306 PCH), and the commercial office/annex building (95 0 Artesia Blvd) and Lazy Acres (25 10 PCH) with an additional 66spaces for the exclusive use of Lazy Acres (25 10 PCH) for a total of 3 5 9 spaces. Given the shared updated Parking Analysis results, it is concluded that the -total on -site parking supply of 3 59 parking spaces, of which 66 spaces are for the exclusive use of Lazy Acres (25 10 PCH), will be adequate to support weekday and weekend peak total parking demand of 318 and 341 spaces respectively. HBMC Section 17.44.210 provides that a Parking Plan may be approved by the Planning Commission to allow for a reduction in the number of spaces required.The applicant shall provide the information necessary to show that adequate parking will be provided for customers, clients, visitors and employees. Factors such as common parking facilities, varied work shifts, valet parking, unique features of the proposed uses, peak hours of the proposed use as compared with other uses sharing the same parking facilities, and other methods of reducing parking demand shall be taken into consideration. The approved 2017 Parking Plan accounted for a 24,400 square foot addition to an existing 34,750 square foot church building and assumed the entire 950 Artesia Blvd. building would be occupied by general office uses. The applicant requests a Parking Plan amendment to reflect more accurate and precise building square footages being supplied for the Hope Chapel church expansion. In addition, uses within the church annex building have been correctly defined as R-Q&Tim)*Jp hall uses, ICAN and UCODE. Both rgo-rams ar eared towards children and jLoung- adults, most of which are of non -driving age and are dropped off or are disabled and unable to drive. The updated Parking Analysis estimates the future parking requirements for Hope Chapel and Lazy Acres based upon the application of City Code parking ratios, by considering Hope Chapel's anticipated operations and church attendance after renovations have been completed, and the use of shared parking methodology that takes into account a mixed use development assessment and a shared parking demand analysis result in a more realistic representation of mixed -use development's parking needs. The applicant anticipates attendance and operations will be fairly representative of congregation numbers and activity levels in the past. Despite an additional church expansion of 1,745 square feet, with the addition totaling 26,145 square feet as opposed to 24,400 square feet, the main sanctuary (primary space used to estimate busiest time periods and parking needs for church uses) will be reduced in size by 349 square feet. The City's Traffic and Parking Consultant peer reviewed the updated Parking Analysis against the prior approved parking analysis, dated February 9, 2017. The City's consultant confirmed that the proposed project would result a smaller parking demand, and that the parking surplus will increase accordingly. As such, the church's on -site parking supply will be adequate to support the weekday and weekend peak parking demand. Peak parking demand during the weekday (Friday) is forecast to occur at 7:00 P.M., resulting in a surplus of 41 spaces forecast for the church's on -site parking supply. Peak parking demand during the weekend (Sunday) is forecast to occur at 1:00 P.M., resulting in a surplus of 18 spaces forecast for the church's on -site parking supply. Out of 359 spaces, 12 accessible spaces with 3 van spaces are proposed. A maximum of 30% o parking spaces may be compact and the project proposes 23.2% compact spaces. The applicant requests the use of tandem parking and parallel parking as a form of providing required parkin and implementation of valet parking during peak periods. Tandem parking will be run and managed by the church's parking ministry staff. This service will be provided at peak hours on Fridays, Saturdays and Sundays. During peak parking times (Friday Night Church Service- 6:3 pm to 9:30 pm, Saturday Night Church Service- 530 pm to 8:30 pm, Sunday Church Service- 8:00 am to 1:15 pm) the church has parking ministry volunteers that help guide Lazy Acres 'Uff and use of all parking spaces. The parking ministry proposes 5-8 church members to provide coordinated valet service and in -flow and out -flow tandem parking coordination during peak lawc &ffm.Aqw. Tro-7,1fic will be directed one-wkw to maintain ay#Lovriate flol of traffic and to assist with general circulation. I conceptThe of shared parking is widely recognizeda,'. # tr planning industry and development.accounts for fluctuations in parking demand over time for different types of uses within a Due to the unique parking characteristics#mixed-use developme (i.e., retail, office # ,, opportunities #!i #; r `parkingi �be #' d. The hourly parking demand profiles utilized in the study and applied to the proposed Hope Chapel based on profiles developedby the !a Land Institute (ULI). The ULI publication presents hourly parking demand profiles for retail and office uses. For ret # " , b iand between 2:00 PM .#� „ a weekends. demand # PM on weekdays and weekends. The office # dem and ., # profile1## d to the church a , .+g Tables 6 and 7 of the updated Parking Analysis present the combined weekday and weekend parking demand for the overall Hope Chapel Mixed -Use project based on the shared parking methodology. Table 1 shows that4 r peak parking demand in the aggregate 318 spaces (215 spaces for Hope Chapel and 103 spaces for Lazy Acres and no spaces for the Shorewood Commercial building) to occurat p.m. Based parkin supply of 359 spaces, a surplus of 41 spaces is forecast. l spacesTable 7 indicates that the weekend (Sunday) peak parking demand for Lazy Acres and Hope Chapel is forecast to occur at 1:00 p.m. and is equal to 341 spaces (228 spaces for Hope Chapel and 110 ,z Acres and 3 spacesCommercialBased on the on -site parking supply of 359 spaces, a surplus of 18 spaces is forecast. Because hourly parking demand profiles for the church uses are not provided by ULI, the parking demand for the church use was determined based on specific, detailed, operational information provided by Hope Chapel. A detailed breakdown of the anticipated operations at Hope Chapel after their proposed expansion/remodel is provided in the updated Parking and e consistent with the proposedoperating Table 5 of the updated Parking number# #, attendance by Vic," into the number of r + a (by also using the anticipated schedulep. day of week,as + by .Chapel)based on the following conservative assumptions: One adult per vehicle for Ministry Classes, 's Bible Study, and all churchemployees; and * Two adults per vehicle for all church worship services in the main sanctuary. Table 5 of the updated Parking Analysisweekday demand weekend d+ r (25 10 PCH), with an additional 66spaces for the exclusive use of Lazy Acres (25 10 PCH) for a C OLPta W11fr?VW be a surplus of a minimum of 132 parking spaces Monday through Friday from 7:00 am to 6:00 pm, and further finds that there will be adequate parking to support weekday and weekend peak total demand parking of 318 and 341 spaces respectively. Based on the findings of the parking study, the future on -site supply of 359 spaces will be adequate in meeting the parking needs of Hope Chapel (including the weekday demands of the above -referenced 40-space parking access easement granted to 2200 Pacific Coast Highway building, and presuming the proposed renovations and expansion to their main building), in combination with the occupancy of the 2 5 10 Pacific Coast Highway building by Lazy Acres anil 950 Artesia Blvd by general office and assembly hall uses (ICAN and UCODE). MM= 1. The proposed modifications to the building and uses and square footages of the subject buildings shall be consistent with those identified in the Updated Parking Analysis, dated May 3, 2018, and shall be substantially consistent with plans and application submitted and approved by the Planning Commission on April 17, 2018, as set out below. The Community Development Director shall review and may approve minor modifications that do not otherwise conflict with the Municipal Code or requirements of this approval, provided that the use is not changed, intensity of use is not increased and the arrangement of space would not increase negative impacts. Any additional private or public parking access easement(s) not specifically referenced herein that would affect parking at 950 Artesia Boulevard, 2306, 2420 and 2510 Pacific Coast Highway shall require review and approval of a Parking Plan Amendment by the Planning Commission. a. 2420 Pacific Coast Highway existing approximately 34,750 square foot main/church building with a proposed approximately 26,145 square foot expansion; b. 2306 Pacific Coast Highway approximately 10,000 square foot administration offices for Hope Chapel; c. 2510 Pacific Coast Highway approximately 29,563 square foot supermarket (Lazy Acres Market) with approximately 1,800 square feet of ancillary outdoor dining; d. 950 Artesia Boulevard = approximately 14,739 square feet multi -tenant commercial building with approximately 8,000 square feet of proposed general office and approximately 6,739 square feet of assembly hall uses (ICAN and UCODE). 2. All previous Planning Commission Resolutions pertaining to the subject property (including PC 17-14) are hereby rescinded and the shared parking arrangement for 64, properties at 2510 Pacific Coast Highway, 2420 Pacific Coast Highway, 2306 Pacific Coast Highway and 950 Artesia Boulevard shall be governed exclusively by the provisions herein. • Youth/Jr. High School Program, 6:30 PM to 9:30 PM, held in youth program area (approximately 125 youths/ non -drivers). • Children's Program/Nursery, 6:30 PM to 9:30 PM, held in children's classrooms (approximately 75 children/non-drivers) Sa Church open from 8:00 AM to 10:00 PM Saturday Night Church Service, 5:30 PM to 8:30 PM, held in main sanctuary (approximately 350 adults and 15 employees) Children's Program/Nursery, 5:30 PM to 8:30 PM, held in children's classrooms (approximately 100 children/non-drivers) Sunday • Church open from 7:00 AM to 10:00 PM • Sunday Morning First Church Service, 8:00 AM to 10:00 AM, held in main sanctuary (approximately 400 adults and 15 employees) • Children's Program/Nursery, 7:30 AM to 10:15 AM, held in children's classrooms (approximately 100 children/non-drivers) • Sunday Morning Second Church Service, 11:00 AM to 1:15 PM, held in main sanctuary (approximately 450 adults and 15 employees) • Children's Program/Nursery, 10:15 AM to 1:30 PM, held in children's classrooms (approximately 150 children/non-drivers) • Ministry Classes, 6:30 PM to 930 PM, held in church classrooms (approximately 60 adults and 10 employees) 4. Middle tandem spaces shall be reserved for use of long-term visitors and employees and keys be maintained for valet parking if needed. 5. Should complaints or problems occur with the management of parking at the subject sites as verified by the Community Development Director, a parking management plan shall be submitted for review and subject to approval by the Community Development Director. Should verified complaints and problems continue to occur, the parking management plans shall be modified to address those concerns to the satisfaction of the Community Development Director. Should the complaints be substantial or irresolvable, or should problems continue, the Community Development Director may refer the matter to the Planning Commission for review of the Parking Plan and/or any applicable Conditional Use Permits associated with the subject sites. 6. The subject property shall be developed, maintained and operated in full compliance with the conditions of this permit and any law, statute, ordinance or other regulation hereafter adopted that is applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 7. Approval of this permit shall be effective immediately for properties located at 950 Artesia Boulevard, 2510 Pacific Coast Highway and 2306 Pacific Coast Highway pursuant to Section 8 limitations as provided below. This permit shall be effective a) completion of construction for the property located at 2420 Pacific Coast Highway. 31 Approval of this permit shall expire thirty-six (36) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby and by the Precise Development Plan and Conditional Use Permit have commenced. One or more extensions of time may be requested. No extension shall be considered unless requested in writing to the Community Development Director, including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. sectioij 6. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this permit. The Parking Plan amendment shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this rMroject authorized by the City, including (without limitation) reimbursing the City its actual attorney's fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. Section 7. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the final decision on this Parking Plan (either by the Planning Commission, or the City Council should they take jurisdiction of the project), must be made within 90 days after the final decision. ® AYES: Commissioners Rice, Flaherty, Hoffman and Chairman Saemann NOES: None F41 CERTIFICATION I hereby certify the foregoing Resolution P.C. No. 18-14 is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California at its regular meeting of May 15, 2018. "SZ, Rob Saemann, Chairman Mqyt5. ZQ18 Date Page 9 — PARK 17®3 ........... .... . . ......................... . . . . . .... 'Ketl kob6rison, Secretary